HomeMy WebLinkAboutSR_Admin_Blue_Origin_220727DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_Admin_Blue_Origin_220727
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: July 28, 2022
Project File Number: PR22-000181
Project Name: Blue Origin DaVinci Building
Land Use File Number: LUA22-000197, ECF, SA-A, MOD
Project Manager: Clark H. Close, Principal Planner
Owner: EWA 1415 Maple Owner LLC c/o Everwest, 1099 18th St, Suite 2900, Denver, CO
80202
Applicant: Ryan Lundberg, Blue Origin, LLC, 21218 76th Ave S, Kent, WA 98032
Contact: Kathy Nagle, Lance Mueller & Associates, 130 Lakeside Ave, Suite 250, Seattle, WA
98122
Project Location: 1415 Maple Ave SW (APN 3340403805)
Project Summary: The applicant, Blue Origin, LLC, is requesting Administrative Site Plan Review,
Environmental (SEPA) Review, and a street modification for building tenant
improvement and a fuel cell testing facility at 1415 Maple Ave SW. The 81,893 square
foot (SF) property is zoned Medium Industrial (IM). The project includes two (2)
scopes of work. The first scope of work includes a change of use and interior tenant
improvement of an existing 37,218 SF industrial facility to a research and
development facility. Project improvements include a 7,726 SF mezzanine addition,
elevator, laboratory spaces, mockup assembly, and continued office uses. The
second scope of work includes adding a 280 SF enclosed area with a new concrete
slab for a free-standing modified shipping container (37’ x 8’) for use as a fuel cell test
laboratory. The laboratory would include a 20-foot-high premanufactured structural
tower to support venting of hydrogen. Access to the secured site would be retained
from Maple Ave SW. The applicant is proposing to retain 24 surface parking stalls and
an off-site parking agreement is available at 1601 East Valley Rd for 510 additional
vehicles. A street modification request includes a sidewalk extension on Maple Ave
SW to SW 16th St and a new pedestrian crossing with warning lights.
Site Area: 1.88 acres
SW 16th St Raymond Ave SW Lind Ave SW Maple Ave SW 1601 East
Valley Rd
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 2 of 19
SR_Admin_Blue_Origin_220727
B. EXHIBITS:
Exhibit 1-22: As shown in the Environmental Review Committee (ERC) Report
Exhibit 23: Administrative Decision
Exhibit 24: Environmental “SEPA” Determination and Notice
Exhibit 25: Street Modification Justification
C. GENERAL INFORMATION:
1. Owner(s) of Record: EWA 1415 Maple Owner LLC c/o Everwest, 1099 18th
St, Suite 2900, Denver, CO 80202
2. Zoning Classification: Medium Industrial (IM)
3. Comprehensive Plan Land Use Designation: Employment Area (EA)
4. Existing Site Use: Industrial Facility/Warehouse
5. Critical Areas: Geologically Hazardous Area – High seismic hazard
6. Neighborhood Characteristics:
a. North: Interstate 405 (I-405) and Office/Warehouse. Employment Area (EA) Comprehensive
Plan Land Use Designation; Medium Industrial (IM) zone
b. East: Maple Ave SW, Office/Mechanical Service. Employment Area (EA) Comprehensive Plan
Land Use Designation; Medium Industrial (IM) zone
c. South: Automotive center. Employment Area (EA) Comprehensive Plan Land Use Designation;
Medium Industrial (IM) zone
d. West: Lind Ave SW and Warehouse/Storage. Employment Area (EA) Comprehensive Plan Land
Use Designation; Medium Industrial (IM) zone
7. Site Area: 1.88 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation (S 180th) N/A 1745 04/19/1959
LUA19-000151 (405
Commerce Center)
LUA19-000151 N/A 10/11/2019
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 10-inch City water
main located on the property, on the north side of the existing building, that can deliver a maximum
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 3 of 19
SR_Admin_Blue_Origin_220727
capacity of 3,500 gallons per minute (gpm). There are 12-inch water mains in Lind Ave SW and in
Maple Ave SW that can deliver 5,000 gpm.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch (8”) PVC sewer
running from north to south in Maple Ave SW east of the site. There are two exist ing 6-inch (6”)
wastewater stubs located along Maple Ave SW .
c. Surface/Storm Water: The existing parking lot on the northern and eastern portion of the property
has conveyance system that send the flows to the northeast of the site and connects into the City’s
conveyance system.
2. Streets: The proposed development fronts Maple Ave SW along the East property line(s). Maple Ave SW
is classified as a commercial-mixed use and industrial Access streets. Existing right-of-way (ROW) width is
approximately 69 feet.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-130: Industrial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 8 Permits – Specific
a. Section 4-9-070: Environmental Review Procedures
b. Section 4-9-200: Master Plan and Site Plan Review
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on June 6,
2022 and determined the application complete on June 8, 2022. The project complies with the 120-day
review period.
2. The project site is located 1415 Maple Ave SW (APN 3340403805).
3. The project site is currently developed with a 37,218 square foot industrial facility.
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 4 of 19
SR_Admin_Blue_Origin_220727
4. Access to the site would be provided via Maple Ave SW.
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 are proposed to be removed.
8. The site is mapped with high seismic hazard areas.
9. Approximately 10 to 12 cubic yards of asphalt and soil material would be removed and replaced with a
concrete slab for the fuel cell testing laboratory.
10. The applicant is proposing to begin construction within one week for receiving permit approvals and end
in approximately 18-20 weeks from the start date (Exhibit 18).
11. Staff did not receive any public comment letter(s). The Duwamish Tribe provided written comments
recommending an archeological review be performed (Exhibit 12). The Department of Ecology provided
written comments related to adding dewatering protocols if dewatering occurs during soil removal and
construction and comments related to the old Asarco smelter in north Tacoma and the potential for soil
contamination (Exhibit 14).
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report (Exhibit 22).
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
July 18, 2022 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the Blue Origin DaVinci Building project (Exhibit 24). The DNS-M included three (3)
mitigation measures. A 14-day appeal period commenced on July 18, 2022 and will end on August 1, 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 Geo technical
Engineering Services Report, prepared by GeoEngineers, Inc., dated February 18, 2022 and any
future addenda.
2. If subsurface work encounters soil and groundwater contamination, the following dewatering
protocols and mitigation measures shall be taken by the applicant: a) Hazardous waste operations
worker training, health/safety plan, and site control requirements, shall be followed per WAC 296 -
843; b) Management of contaminated soil encountered during excavations, including sampling,
containment, and disposal at a permitted facility; c) Management of contaminated groundwater,
including sampling, containment, and disposal at a permitted facility .
3. Project construction activities, that would result in disturbance into native soils be completed
under observation by a professional archeologist when more than one foot (1’) of native soils are
exposed and disturbed by the applicant. Consultation with concerned Tribes shall occur prior to
survey activities.
15. 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 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:
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 5 of 19
SR_Admin_Blue_Origin_220727
Compliance Comprehensive Plan Analysis
✓
Goal L-M: Strengthen Renton’s employment base and economic growth by achieving a
mix of industrial, high technology, office, and commercial activities in Employment
Areas.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
16. 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: The applicant is proposing to remove the existing improvements on the site that
supported an industrial facility/warehouse and change the use of the building to
research and development facility.
Staff Comment: Per RMC 4-2-060, Zoning Use Table – Uses Allowed in Zoning
Designations, laboratories (research, development and testing) are a permitted use in
the IM zone.
✓
Lot Dimensions: The minimum lot size required in the IM zone is 35,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: The site is 81,893 square feet and exceeds the minimum lot size
requirement. No changes are proposed to the existing parcel.
✓
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 site does not abut any residential zoned lots. The existing building
is setback approximately 83 feet from Maple Ave SW and approximately 78 feet from
Interstate 405 (I-405) (Exhibit 2). The Conex container is proposed to be setback
approximately 17 feet (17’) from I-405.
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 6 of 19
SR_Admin_Blue_Origin_220727
✓
Building Standards: There are no maximum lot coverage requirements for buildings in
the IM zone. There are no maximum building height requirements in the IM zone.
Staff Comment: The existing lot coverage is approximately 4 3 percent (43%) and the
existing building is 28 feet (28’) in height (Exhibits 6 and 9). The free-standing modified
shipping container measures eight feet (8’) wide, 37 feet (37’) long and nine feet six -
inches (9’-6”) in height (Exhibit 7). The fuel cell testing laboratory would include a 20-
foot-high premanufactured structural tower (Exhibit 6).
✓
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
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 Ci ty’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 fourteen (14) stalls shall be landscaped as follows:
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 7 of 19
SR_Admin_Blue_Origin_220727
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking
area and shall include a mixture of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -family,
commercial, and industrial uses. At least one tree for every six (6) parking spaces within
the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area
shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an interior
parking lot landscape area.
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') i n 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 site contains a variable landscape strip (10’ to 25’) along the public
street frontage behind the sidewalk along Maple Ave SW that contains mature
deciduous trees spaced 25 feet on center, mature evergreen shrubs, and grass (Exhibit
2 and 3). The depth and type of existing perimeter landscaping meets street frontage
landscape standards.
Overall, the existing site contains 15,767 square feet of landscaping. The site contains
internal parking lot landscaping that meets the dimensional requirements of 8 -foot (8’)
by 12-foot (12’) dimensions on the north side of the building. The applicant is proposing
to retain 24 out of the existin g 25 surface parking spaces. One (1) existing parking
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 8 of 19
SR_Admin_Blue_Origin_220727
space, near the northwest corner of the site, would be removed to site the new Conex
container.
The proposed 24 parking spaces would require 360 square feet of internal lot
landscaping. The existing 826 square feet of interior parking lot landscaping exceeds
the minimum internal lot landscaping required.
✓
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 does not propose to remove any of the site’s trees.
✓
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.
Where the existing roof structure cannot safely support the required screening, or
where the integrity of the existing roof will be compromised b y the screening, the
Administrator may require painting of the equipment to match the approximate color
of the background against which the equipment is viewed, or an equivalent
nonstructural method to reduce visibility.
Staff Comment: The applicant is proposing to retain the existing mechanical screens on
the rooftop of the existing building and is proposing to add approximately six (6) new
energy efficient roof top units as part of the change of use. The proposed mechanical
equipment dimensions are approximately 10’x7’x5’ and they would be spread out near
the columns to minimize the structural impact on the roof . As shown in the Existing
Building Elevations (Exhibit 6), the applicant is proposing to paint the new mechanical
equipment to match the approximate color of the surrounding roof surfaces in lieu of
adding any additional weight (i.e. screening) that may compromise the structural
integrity of the existing roof of the building.
✓
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
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 9 of 19
SR_Admin_Blue_Origin_220727
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 Site Plan (Exhibit 2) indicates an approximately 550 square foot
area at the northwest loading area designated for refuse and recycling. The refuse and
recycling areas are screened by the building and under cover. According to the
applicant, the total building area, after tenant improvements, would be 45,178 square
feet. The total area of the testing container would be 320 square feet . Therefore, the
site would require a minimum of 136 square feet for recycling deposit and 273 square
feet for refuse deposit. The existing designated area would exceed the minimum
required area for recycling and refuse deposit areas. As the site would be an industrial
development and it is not within 100 feet of a residential zone, the refuse and recycling
area would not be required to be screened with a wall or fence pursuant to RMC 4-4-
090C.9.
✓
Parking: Parking regulations require that 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
for general office parking. Manufacturing and fabrication, laboratories, and assembly
and/or packaging operations require a minimum of 1.0 per 1,000 square feet of net
floor area and a maximum of 1.5 spaces per 1,000 square feet of net floor area
(including warehouse space).
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: Following tenant improvements, the building and testing container
would have a combined floor area of 45,498 square feet (Exhibit 8). Approximately
15,962 square feet would consist of general office. The remainder of the site would be
designated manufacturing/laboratories for parking regulations thereby requiring a
minimum of 61 and a maximum of 116 p arking spaces. The applicant is proposing to
retain 24 surface parking stalls onsite and the applicant has an off-site parking
agreement available at 1601 East Valley Rd for 510 additional vehicles (Exhibit 20). The
estimated parking density at the Landmark property is 5.5 parking spaces per 1,000
rentable square feet of the premises. Together the 24 onsite parking spaces and the
available 510 off-site parking spaces would provide sufficient parking for the proposed
change of use.
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: The applicant has provided four (4) bicycle parking spaces
approximately 38 feet (38’) from the northeast corner of the building (near one of the
building exits). Additional bicycle parking may be available at the off -site location to
comply with the 10 percent (10%) bicycle parking space requirement. The proposed
location does not appear to conflict with pedestrian or vehicle movement areas.
Compliance with minimum bicycle count, rack and parking space standards could not
be verified on the submitted site plan; therefore, staff recommends as a condition of
approval the applicant submit a bicycle rack detail sheet with the building permit
application. The bicycle rack detail shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 10 of 19
SR_Admin_Blue_Origin_220727
✓
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 existing site contains fencing and motorized gates at the existing
two (2) driveways. The applicant is proposing to install a new seven-foot (7’) high chain
link fence at the northeast corner to complete the enclosure around the site. The
location of the fencing and rolling gates are located behind the required landscaping
and would not pose a traffic vision hazard.
17. 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
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers.
Staff Comment: A high seismic hazard area is mapped on the project site. A
geotechnical report was submitted with the land use application (Exhibit 10). The
geotechnical report indicated that the soils are susceptible to seismically induced
liquefaction and that the new slab and tower foundation be founded on a minimum of
18 and 24 inches of structural fill, respectively. As part of Environmental Review, the
Environmental Review Committee (ERC) issued a Determination of Non-Significance –
Mitigated (DNS-M) with three (3) Environmental (SEPA) mitigation measures (Exhibits
1-22). Staff is recommending that the applicant comply with the three (3) mitigation
measures issued as part of the Determination of Non-Significance – Mitigated, dated
July 18, 2022 (Exhibit 24). In addition, it is anticipated that the City’s currently adopted
building codes would adequately mitigate for any impacts that could result from the
proposed tenant improvements.
18. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the XX
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general le vel 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 compl y with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 15, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Zoning Development Standard
Compliance.
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 11 of 19
SR_Admin_Blue_Origin_220727
N/A
c. Design Regulation Compliance and Consistency.
Staff Comment: Not applicable. The subject property is not located in a Design District
Overlay.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: Not applicable. The subject property is not located in a planned action
area and is not associated with a development agreement.
Compliant if
condition of
approval is
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The existing structure is approximately 28 feet (28’) in height and is of
typical scale of an industrial/manufacturing building in the Valley Community Planning
Area. The free-standing modified shipping container is roughly the size of a loading
space and is approximately nine feet six-inches (9’-6”) in height. The fuel cell testing
laboratory would include a 20-foot-high premanufactured structural tower (Exhibit 6).
Together the structures would not result in an overconcentration of development on
the site.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The existing site contains paved linkages between the building and the
sidewalk on Maple Ave SW. Existing pedestrian frontage improvements along Maple
Ave SW, and proposed frontage improvements on Maple Ave SW, provide connections
to surrounding uses and streets.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: The existing mature perimeter vegetation and the site’s location along
a dead-end street and I-405 limits visibility into the site. The new energy efficient
mechanical equipment proposed for the roof would be painted to match the
approximate color of the surrounding roof surfaces. In addition, see discussion under
FOF 16, Zoning Development Standard: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: No existing natural features or vegetation is proposed to be removed
with the change of use.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 12 of 19
SR_Admin_Blue_Origin_220727
Staff Comment: The site contains mature landscaping and no vegetation is proposed to
be removed. See also discussion under FOF 16, Zoning Development Standard:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: No new exterior lighting is proposed. If any existing fixtures ar e
replaced, the applicant is proposing to i nclude anti-glare shields with the fixtures.
Therefore, staff recommends as a condition of approval, that the applicant submit a
lighting plan that adequately provides for public safety and avoids excessive brightness
and glare to adjacent properties and streets. The lighting plan shall be reviewed and
approved by the Current Planning Project Manager prior to civil construction permit
issuance.
✓
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The applicant is proposing a new free-standing modified shipping
container near the northwest corner of the property. Existing noise within the vicinity of
the subject site is primarily composed of vehicles on adjacent streets (I-405, Lind Ave
SW, Maple Ave SW, and SW 16th St; Exhibit 4). Minimal temporary construction noise
is anticipated as a result of the subject projec t. Additional fencing and the retention of
mature landscaping would contribute to privacy and noise reduction.
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: See comment above.
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: No vegetation is proposed to be removed with the change of use.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to prov ide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030
Staff Comment: The applicant is proposing to add a new 280 square foot concrete slab
within an enclosed area for the free-standing modified shipping container . This would
include the removal of one (1) existing parking space to place the Conex container. No
changes are proposed to the existing landscaping and all vegetation in parking areas
would be retained.
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 13 of 19
SR_Admin_Blue_Origin_220727
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 16, Zoning Development Standard: Landscaping.
✓
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The existing site provides one access point on Maple Ave SW, which is
classified as an industrial access street.
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 site’s parking spaces and drive aisles meet surface parking lot
standard. The existing site maintains adequate turnaround space and emergency
access.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: The existing building contains loading and delivery on the eastern
façade near the southeast corner of the building and along the northern façade on the
far northwest corner of the building. These loading and delivery areas are separated
from the parking and pedestrian areas with interior planter islands.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of
the number of required off-street parking spaces. See also FOF 16, Zoning Development
Standard Compliance: Bicycle Parking.
King County Metro Bus 153 and RapidRide F Line stops are located at the intersection
of SW 16 St and Lind Ave SW. Existing and proposed sidewalks would provide pedestrian
connections to these stops.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: An existing pedestrian walkway is located along the eastern façade of
the building. Existing and proposed sidewalks along Maple Ave SW and SW 1 6th St
would provide connections to adjacent properties.
✓
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.
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 14 of 19
SR_Admin_Blue_Origin_220727
Staff Comment: The existing industrial building contains mature landscaping that would
be retained.
✓
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable to the proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The site is currently developed and no known natural systems except
for existing mature landscaping exist on the subject property.
✓
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development, subject to the condition that the
applicant provides Code required improvements and fees. Fire impact fees are
applicable at the rate of $0.15 per square foot of the new Conex lab building and all
new mezzanine spaces. This fee is paid at time of building permit issuance.
Water and Sewer.
Staff Comment: The applicant is not planning on adding any additional water or sewer
service to the property and no additional water or sewer improvements would be
required.
Drainage.
Staff Comment: The existing parking lot on the northern and eastern portion of the
property has conveyance system that send the flows to the northeast of the site and
connects into the City of Renton Conveyance system .
Transportation.
Staff Comment: Access to the site is proposed via Maple Ave SW. A Trip Generation and
Traffic Impact Fee Estimate, prepared by TENW, dated March 23, 2022, was submitted
with the project application (Exhibit 11). According to the report, the proposed
conversion of the existing building to a re search and development (R&D) facility,
including the construction of an additional mezzanine, would generate a reduction of
approximately 30 net new average weekday daily trips. During the weekday AM peak
hour, the project would generate a reduction of approximately 13 net new trips (-9
inbound and -4 outbound). During the weekday PM peak hour, the project would
generate a reduction of approximately 17 net new trips (-7 inbound and -10 outbound).
The site is expected to include a maximum of 20 employees tha t are permanently
assigned to the facility and other Blue Origin employees may visit the facility from time
to time, but their permanent workstations would be located at the Landmark facility
located at 1601 East Valley Rd.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit
16), which is based upon a test of the citywide Transportation Plan, consideration of
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 15 of 19
SR_Admin_Blue_Origin_220727
growth levels included in the LOS -tested Transportation Plan, site specific
improvements, and payment of a Transportation Mitigation Fee. A transportation
impact fee is not expected to be required for the proposed project due to the
transportation impact fee credit for the existing use to a research and development
facility.
N/A l. Phasing: The applicant is not requesting any additional phasing.
✓
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: A drainage report complying with the current Renton Surface Water
Design Manual (RSWDM) may be required if the project results in more than 2,000
square feet of new and/or replaced impervious surface onsite or offsite. Based on the
City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard
(Matching Existing Conditions). The site falls within the Black River Basin and
Springbrook Creek sub basin. Erosion control measures to meet the City requirements
shall be provided.
19. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060F.2 in order to retain
the existing frontage improvements along Maple Ave SW. The proposal is compliant with the following
modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is
recommending approval of the requested modification, subject to conditions as noted below:
Compliance Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The applicant contends that the existing frontage at the project
currently has a sidewalk with mature planting, landscape, and curbs (Exhibit 25). In lieu
of frontage improvements, the applicant is proposing to extend the existing sidewalk
on Maple Ave SW to SW 16th St, upgrade the accessible curb cuts at the intersection of
Maple Ave SW and SW 16th St, and extend a new crossing south across SW 16th St with
pedestrian crossing warning lights (Exhibit 5). The construction of the missing sidewalk
and street crossing would support the pedestrian connectivity between facilities in the
neighborhood.
The Land Use Element has applicable policies listed under a separate section labeled
Promoting a Safe, Healthy, and Attractive Community. These policies address walkable
neighborhoods, safety, and shared uses. The intent of the policies is to promote new
development with walkable places that are supported via an interconnecting network
or grid, and are visually attractive, safe, and healthy environments. The requested street
modification is consistent with these policy guidelines. In addition, see FOF 15,
Comprehensive Plan Compliance.
Compliant if
conditions of
approval are
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 16 of 19
SR_Admin_Blue_Origin_220727
Staff Comment: The applicant contends that the existing ROW improvements were
constructed to meet the objectives of safety, function, appearance, environmental
protection, and maintainability. A safe pedestrian path would be provided by the
applicant by completing the missing frontage improvements from the subject property
to the Landmark property at 1601 East Valley Rd. The applicant further indicates that
all frontage improvement would comply with engineering standards, ADA
requirements, and would help with stormwater quality.
Maple Ave SW is classified as a commercial-mixed use and industrial access street.
Existing right-of-way (ROW) width is approximately 69 feet. Per RMC 4-6-060 half of
street improvements, as taken from the ROW centerline, would include a 20-foot (20’)
paved road (10 feet (10’) each side), an eight-foot (8’) wide parking lane, a one-half foot
(0.5’) wide curb, an eight foot (8’) wide planting strip, and a six-foot (6’) wide sidewalk.
The City’s Public Works Transportation section have reviewed the street frontage
sections of Maple Ave SW and th e surrounding area and are recommending the
following street frontage conditions of approval:
a. The new sidewalk improvements along Maple Ave SW shall be located directly
abut the western right-of-way line on Maple Ave SW between the project
frontage and the intersection and connect into the existing sidewalk on the
north side of SW 16th St.
b. Coordinate with the property owner at 316 SW 16th St to relocate their fence to
the right-of-way line prior to civil construction permit issuance.
c. Construct a landscape strip, curb, and gutter along Maple Ave SW with street
trees matching the existing trees to the north between the sidewalk extension
and the existing roadway curb.
If these three (3) staff recommended conditions of approval are complied with, s taff
concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements by providing pedestrian access along
Maple Ave SW.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity;
Staff Comment: The applicant contends that the street modification proposal would not
create adverse impacts in the neighborhood and is compatible with the existing uses.
The short dead-end street serves a handful of businesses and the proposal would not
restrict either pedestrian or vehicular access. See comments under criterion ‘b’.
✓
d. Conforms to the intent and purpose of the Code; and
Staff Comment: The applicant contends that the street modification request would
conform to the intent of the code by providing a continuation of pedestrian access along
Maple Ave SW. See comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: The applicant contends that the street modification request would
benefit the neighboring businesses and would provide a missing safe connection across
SW 16th St at Maple Ave SW. See comments under criterion ‘b’.
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 17 of 19
SR_Admin_Blue_Origin_220727
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 15.
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 16.
3. The proposed Site Plan complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 17.
4. There are adequate public services and facilities to accommodate the proposed Site Plan, see FOF 18.
5. The proposed Site Plan complies with all five (5) of the street modification criteria as established by City
Code, provided the project complies with all advisory notes and conditions of approval contained herein ,
see FOF 19.
6. Key features which are integral to this project include a change of use, interior tenant improvements, and
the addition of a free-standing modified shipping container for use as a fuel cell testing laboratory.
J. DECISION:
The Blue Origin DaVinci Building Site Plan, File No. LUA22-000197, ECF, SA-A, MOD, as depicted in Exhibit 2, is
approved and is subject to the following conditions:
1. The applicant shall comply with the three (3) mitigation measures issued as part of the Determination of
Non-Significance Mitigated, dated July 18, 2022.
a. The applicant shall comply with the recommendations found in the submitted Geotechnical
Engineering Services Report, prepared by GeoEngineers, Inc., dated February 18, 2022 and any
future addenda.
b. If subsurface work encounters soil and groundwater contamination, the following dewatering
protocols and mitigation measures shall be taken by the applicant: a) Hazardous waste
operations worker training, health/safety plan, and site control requirements, shall be followed
per WAC 296-843; b) Management of contaminated soil encountered during excavations,
including sampling, containment, and disposal at a permitted facility; c) Management of
contaminated groundwater, including sampling, containment, and disposal at a permitted
facility.
c. Project construction activities, that would result in disturbance into native soils be completed
under observation by a professional archeologist when more than one foot (1’) of native soils
are exposed and disturbed by the applicant. Consultation with concerned Tribes shall occur prior
to survey activities.
2. The applicant shall submit a bicycle rack detail sheet with the building permit application. The bicycle
rack detail shall be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
3. The applicant shall submit a lighting plan that adequately provides for public safety and avoids excessive
brightness and glare to adjacent properties and streets . The lighting plan shall be reviewed and
approved by the Current Planning Project Manager prior to civil construction permit issuance.
4. The applicant shall comply with the following street frontage conditions :
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 18 of 19
SR_Admin_Blue_Origin_220727
a. The new sidewalk improvements along Maple Ave SW shall be located directly abut the western
right-of-way line on Maple Ave SW between the project frontage and the intersection and
connect into the existing sidewalk on the north side of SW 16th St.
b. Coordinate with the property owner at 316 SW 16th St to relocate their fence to the right-of-
way line prior to civil construction permit issuance.
c. Construct a landscape strip, curb, and gutter along Maple Ave SW with street trees matching the
existing trees to the north between the sidewalk extension and the existing roadway curb.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee Planning Director Date
TRANSMITTED on July 28, 2022 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
EWA 1415 Maple Owner LLC c/o Everwest
1099 18th St, Suite 2900
Denver, CO 80202
Ryan Lundberg
Blue Origin, LLC
21218 76th Ave S
Kent, WA 98032
Kathy Nagle
Lance Mueller & Associates
130 Lakeside, Suite 250
Seattle, WA 98122
TRANSMITTED on July 28, 2022 to the Parties of Record:
Kelli Sheldon, Department of Ecology
15700 Dayton Ave N
Shoreline, WA 98133
Duwamish Tribe
4705 West Marginal Way SW
Seattle, WA 98106
TRANSMITTED on July 28, 2022 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Askren, Economic Development Assistant Director
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 11, 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 Heari ng Examiner are governed
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
7/28/2022 | 1:48 PM PDT
City of Renton Department of Community & Economic Development
Blue Origin DaVinci Building
Administrative Report & Decision
LUA22-000197, ECF, SA-A, MOD
Report of July 28, 2022 Page 19 of 19
SR_Admin_Blue_Origin_220727
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: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Blue Origin DaVinci Building
Land Use File Number:
LUA22-000197, ECF, SA-A, MOD
Date of Report
July 28, 2022
Staff Contact
Clark H. Close
Principal Planner
Project Contact/Applicant
Kathy Nagle
Lance Mueller & Associates
130 Lakeside Ave, Suite 250,
Seattle, WA 98122
Project Location
1415 Maple Ave SW
The following exhibits are included with the Administrative report:
Exhibit 1-22: As shown in the Environmental Review Committee (ERC) Report
Exhibit 23: Administrative Decision
Exhibit 24: Environmental “SEPA” Determination and Notice
Exhibit 25: Street Modification Justification
DocuSign Envelope ID: 41B364F4-0F08-4AF0-8767-5B6D1BE595EF