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HomeMy WebLinkAbout5. 7. 10. ARB_Conditional Use Permit Project Narrative and Justification55 South Atlantic Street, Suite 301 • Seattle, WA 98134 • (206) 682.7525 October 28th, 2022 City of Renton Department of Community & Economic Development Planning Division 1055 South Grady Way, 6th Floor Renton, WA 98057 RE: Conditional Use Permit – Project Narrative & Justification Address: 720 Rainier Avenue S Project Name: ARB Flagship Store – Tenant Improvement & Change of Use PROJECT NARRATIVE ARB is an established and well-known retail brand of 4x4 accessories, headquartered in Australia. ARB is looking to open its first US location in Renton at 720 Rainier Avenue South. The lot size of this site is approximately 37,702 SF (0.87 acres) per KC Assessor and located on parcel #1923059053. This flagship store will sell 4x4 accessories (equipment for offroading, such as bumpers, racks, and interior storage) and offer incidental installation of these accessories onsite. The primary use of the building will be retail sales. Zoning designation of the site and adjacent properties are located within the located in the Commercial Arterial (CA) zoning classification, Auto Mall Area B, Urban Design District D, and Commercial Mixed Use comprehensive plan designation (per pre-application meeting 9/30/21). The existing building is 1- story with a mezzanine, type VB construction, and a building area summary of 9,570 SF per Cushman & Wakefield sales sheet. The building was constructed in 1965, with existing improvements which include a garage addition constructed in 1986, and most recently housed Walker’s Renton Mazda. In 2014, the building was remodeled from a showroom / service facility to an auto sales / dealership / showroom facility as the current use of the site. The site has no special features such as wetlands, water bodies, or steep slopes. The site is almost entirely paved with asphalt and is accessed by a concrete curb cut from Rainier Avenue South. There is a water main along SE property line & on property, serves adjacent property to south. Sewer service is provided by the City of Renton. 2. Existing City record and side sewer drawings do not definitively show the existing side sewer and how it connects to City sewer, however, based on preliminary research, the side sewer appears to follow the looped water main and connect to the City’s main located on the 192305-9035 parcel. (per pre-application meeting 9/30/21). According to the City of Renton’s GIS mapping (accessed 8/20/21), the site is in a high seismic hazard area and wellhead protection area zone 2. Use of the property and scope of the development proposes to remodel the existing building for ARB, with 55 South Atlantic Street, Suite 301 • Seattle, WA 98134 • (206) 682.7525 limited façade improvements (primarily signage), new main entry addition (213 SF), new training room addition (650 SF), and new 1-story addition (6,332 SF). The existing 498 SF mezzanine will be used for storage. The existing 9,570 SF building will be the proposed ARB Flagship store that would include on-site retail sales of vehicle accessories. The 1-story addition to be used for the onsite vehicle accessories installation and garage storage. Access to the site is proposed to remain via relocated driveway curb cut off Rainier Ave S. There is no change to building height. The existing lot coverage is 25 percent, and proposed lot coverage is 47.7 percent well under the maximum of 65 percent. The proposed development is within Setback requirements per Development Standards (RMC 4-2-120A & 4-3-040, accessed 8/20/21). There is no existing landscaping or trees. Site work is anticipated to be limited to restriping the existing exterior parking lot to accommodate the 24 stalls required by zoning code (RMC 10-10-13 & 4-4-080, accessed 8/20/21). There will be no grading or excavation, or removal of landscaping or trees, and no proposed off-site improvements. Access to the site is proposed to remain via an existing driveway curb cut-off of Rainier Ave S. Total Estimate construction cost for proposed development to be $550,000. The estimated ICC valuation is $332,000. The current King County assessed property value is $1,600,500 (including $1,215,800 for land and $384,700 for improvements). The only fill / excavation would be associated with the new foundations, approximately 55 cy of structural fill material and potentially 120 cy of crushed rock below the new slab. Proposed measures to reduce or control environmental health hazards and manage hazardous materials include temporary erosion and sediment control and perimeter flow control will be established prior to grading. CONDITIONAL USE PERMIT JUSTIFICATION: ARB strongly believes we have set forth reasons in favor of the application and addressing the criteria listed in RMC 4-9-030, Conditional Use Permits in the 1). project narrative above, 2). pre-application meeting, and 3). Current Conditional Use Permit process. We confirm that we will abide by and be subject to the requirements of the Commercial Arterial (CA) zoning classification, Auto Mall Area B, Urban Design District D, and Commercial Mixed Use comprehensive plan designation. We acknowledge that this project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). (per pre-application meeting 9/30/21). We confirm that this site development will establish conditions mitigating impacts of the use and to assure compatibility with other uses in the district. And confirm we are within the criteria requirements for our request for a conditional use permit: 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 55 South Atlantic Street, Suite 301 • Seattle, WA 98134 • (206) 682.7525 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas.