HomeMy WebLinkAboutLongacres Business Center, Site Plan and Street Modification - Reconsideration1
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SITE PLAN RECONSIDERATION- 1
CAO VARIANCE - 1
BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Longacres Business Center
Site Plan and Street Modification
LUA15-000076
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DECISION ON RECONSIDERATION
A Final Decision on the above-captioned matter was issued on April 28, 2015. The
Applicant submitted a request for reconsideration on May 12, 2015, requesting revision of
Condition No. 3 and Finding of Fact No. 4(G). A full copy of the development agreement (Ex. 17)
and the development standards to which the project was vested was requested by the examiner and
received from staff on May 18, 2015. It is determined that Final Decision involved a mistake of fact
and law in failing to apply current bicycle parking standards more flexibly. Current bicycle parking
standards do not directly apply. The development agreement (Ex. 17) vests to year 2000 standards
that do not require any set number for bicycle parking stalls. The most direct requirement for
bicycle parking arises from RMC 4-9-200(E)(1)(f) and RMC 4-9-200(E)(1)(i), in effect in 2000,
which just require safe and efficient vehicle circulation and adequate public services and facilities.
Given the proximity of the proposal to the Sound Transit Tukwila station and the absence of any
directly applicable bicycle parking stall requirements to the proposal, the applicant’s request that the
number of required bicycle parking stalls be reduced by half is reasonable. The Final Decision in
this matter is revised as follows:
1. The final paragraph of Finding of Fact 4(G) is stricken and replaced with the following:
The vested development standards do not directly require any bicycle parking for the
proposal. Current regulations, which do not apply, would require 64 bicycle parking
spaces. In the absence of vested specific bicycle parking standards, current standards
provide guidance on what number of bicycle parking stalls is necessary to adequately serve
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SITE PLAN RECONSIDERATION- 2
CAO VARIANCE - 2
the proposal. However, staff is recommending half the number of required stalls because
the subject site is located just south of Sound Transits Tukwila train station. The new office
buildings would be within walking and biking distance from this transportation hub. As a
result, it is reasonable to assume many employees may be utilizing Sound Transit to
commute to work. The staff recommended 31 stalls would be equivalent to ten percent
(10%) of the number of required off-street parking spaces. Given these factors, the staff
recommendation will be imposed as a condition of approval.
2. Condition No. 3 of the Final Decision is stricken and replaced with the following:
The applicant shall be required to add 31 bicycle parking spaces onsite. Bicycle parking
shall be provided for secure extended use and shall protect the entire bicycle and its
components and accessories from theft and weather. Acceptable examples include bike
lockers, bike check-in systems, in-building parking, and limited access fenced areas with
weather protection. A final bicycle parking analysis and bicycle parking plan shall be
submitted to and approved by the Current Planning Project Manager prior to building
permit approval.
The two revisions above shall supersede any conflicting provisions in the Final Decision.
DATED this 26th day of May, 2015.
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the
Renton City Council. RMC 4-8-110(E)(14) requires appeals of the hearing examiner’s decision
to be filed within fourteen (14) calendar days from the date of the hearing examiner’s decision.
A request for reconsideration to the hearing examiner may also be filed within this 14 day appeal
period as identified in RMC 4-8-110(E)(13) and RMC 4-8-100(G)(9). A new fourteen (14) day
appeal period shall commence upon the issuance of the reconsideration. Additional information
regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall –
7th floor, (425) 430-6510.
Affected property owners may request a change in valuation for property tax purposes
notwithstanding any program of revaluation.