HomeMy WebLinkAboutARB_Flagship_Staff_Report_v3_20230822DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
ARB Flagship_Staff Report_v3 (002)
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: August 22, 2023
Project File Number: PR23-000082
Project Name: ARB Flagship Store
Land Use File Number: LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Project Manager: Angelea Weihs, Associate Planner
Owner: Air Locker Inc., 4810 D Street NW, # 103, Auburn, WA 98001
Applicant/Contact: Kevin Broderick, Broderick Architects, 55 S Atlantic ST, # 301, Seattle, WA 98134
Project Location: 720 Rainier Ave S (APN 1923059053)
Project Summary: The applicant is requesting an Administrative Conditional Use Permit, Administrative
Site Plan Review, Environmental (SEPA) Review, a street modification, and a parking
modification for the proposed tenant improvement and building additions located at
720 Rainier Ave S (APN 1923059053). The 37,702 SF property is located within the
Commercial Arterial Zone (CA), Urban Design District D, and Commercial & Mixed Use
(CMU) land use designation. The scope of work includes a change of use and tenant
improvement of an existing 10,068 SF commercial building (formerly a car dealership)
to an ARB Flagship Store, which involves retail sales of vehicle accessories and small
vehicle service. The project improvements include a total building addition of 7,195
SF, which includes a new primary entry (213 SF), a new training room addition (650
SF), and a new 1-story addition for vehicle service and accessory installation (6,332
SF). Access to the site is proposed to remain via one relocated driveway curb cut off
Rainier Ave S. Proposed site work includes restriping the existing exterior parking lot
(20 stalls) to accommodate 24 parking stalls, as well as installation of street frontage
and interior parking lot landscaping. The applicant is requesting a parking
modification in order to utilize a temporary parking lot plan (23 exterior parking
stalls) in response to a 9-foot temporary construction easement, utilized by Sound
Transit, that will be taken along the south property line of the subject property. In
order to accommodate this temporary easement, the applicant requests a parking
modification to reduce the required 24-foot drive aisle to 18 feet (at the narrowest
point) and to allow for 50 percent of the parking stalls to be compact, rather the
code-required maximum of 30 percent. The proposal includes approximately 3,695
SF of public right of way dedication along Rainier Ave S, as well as street frontage
improvements. A street modification is requested for the street frontage
improvements to Rainier Ave S. The City’s mapping system indicates that high seismic
hazards and Wellhead Protection Area Zone 2 are mapped on the project site.
Site Area: 0.87 acres (37,702 SF)
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 2 of 49
ARB Flagship_Staff Report_v3 (002)
B. EXHIBITS:
Exhibit 1-12: ERC Report and Exhibits
Exhibit 13: ERC Threshold Determination
Exhibit 14: Architectural Elevations
Exhibit 15: Street Modification Request
Exhibit 16: Parking Modification Request
Exhibit 17: Tree Retention and Tree Credit Worksheet
Exhibit 18: Sound Transit Temporary Construction Easement
Exhibit 19: Public Comment from the King County Wastewater Treatment Division (WTD)
Exhibit 20: Temporary Parking Lot Plan, Renton Fire Authority Comments
C. GENERAL INFORMATION:
1. Owner(s) of Record: Air Locker Inc.
4810 D Street NW, # 103
Auburn, WA 98001
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District D
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Vacant Commercial Building
5. Critical Areas: High Seismic Hazards and Wellhead Protection Area
Zone 2
6. Neighborhood Characteristics:
a. North: Les Schwab Tires; Commercial & Mixed Use (CMU) Comprehensive Plan Land Use
Designation; Commercial Arterial (CA) zone
b. East: Seattle Super Supplements and Thai Restaurant; Commercial & Mixed Use (CMU)
Comprehensive Plan Land Use Designation; Commercial Arterial (CA) zone
c. South: Vacant Auto Dealership and future transit facility; Commercial & Mixed Use (CMU)
Comprehensive Plan Land Use Designation; Commercial Arterial (C A) zone
d. West: Car Pros Renton Hyundai; Commercial & Mixed Use (CMU) Comprehensive Plan Land
Use Designation; Commercial Arterial (CA) zone
7. Site Area: 0.87 acres (37,702 SF)
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
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 3 of 49
ARB Flagship_Staff Report_v3 (002)
Barei Annexation N/A 1547 06/07/1956
Walker Subaru LLA LUA02-025 N/A 02/27/2022
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main
in Rainier Ave S.
b. Sewer: Sewer service is provided by the City of Renton. Existing City records and side sewer drawings
do not definitively show the existing side sewer and how it connects to City sewer.
c. Surface/Storm Water: There is an existing 18-inch ductile iron stormwater main and associated catch
basins located in the east flowline of Rainier Ave S, flowing from the north to south.
2. Streets: Rainier Ave S is a Principal Arterial Street with an existing right of way (ROW) width of
approximately 125-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 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design 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 9 Permits - Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-200: Master Plan and Site Plan Review
c. Section 4-9-250: Variances, Waivers, Modifications, and Alternatives
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 4 of 49
ARB Flagship_Staff Report_v3 (002)
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on March 7,
2023 and determined the application incomplete on March 28, 2023. Followng resubmittal on April 17,
2023, the Planning Division determined the application complete on May 11, 2023. The project complies
with the 120-day review period.
2. The project site is located at 720 Rainier Ave S (APN 1923059053).
3. The project site is currently developed with an existing 10,068 SF commercial building and surface parking
lot.
4. Access to the site is proposed to remain via one relocated driveway curb cut off Rainier Ave S.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Arterial (CA) zoning classification.
7. No trees are located on the project site.
8. The site is mapped with high seismic hazards and Wellhead Protection Area Zone 2.
9. The applicant proposes to import approximately 55 cubic yards of structural fill material and potentially
120 cubic yards of crushed rock as a sub base for the addition’s new slab.
10. The applicant is proposing to begin construction immediatley following land use approval and building
permit issuance.
11. Staff received no public comment letter(s) on the application. Staff received agency comments from
King County Wastewater Treatment Division (WTD) on May 18, 2023 (Exhibit 19) and agency comments
from the Department of Ecology (DOE) on May 25, 2023 (Exhibit 8). Staff acknowledged WTDs
comments in the Advisory Notes to the applicant (Exhibit 12) and addressed DOE comments within the
Environmental Review Committee (ERC) Report (Exhibit 1).
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.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
June 12, 2023, the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the ARB Flagship Store (Exhibit 13). The DNS-M included three (3) mitigation
measures. A 14-day appeal period commenced on June 12, 2023, and ended on June 26, 2023. No appeals
of the threshold determination were filed.
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. Project construction shall be required to comply with the recommendations found in the Geotechnical
Engineering Study, prepared by Geotech Consultants, Inc. on April 19, 2022, and any future addenda.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a
sealed letter or memo stating that he/she has reviewed the construction and building permit plans
and in their opinion the plans and specifications meet the intent of the report(s).
3. The applicant shall be subject to the following contingency actions:
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 5 of 49
ARB Flagship_Staff Report_v3 (002)
a. Hazardous waste operations worker training, health/safety plan, and site control requirements,
per WAC 296-843; and
b. Management of potential contaminated soil and groundwater encountered during excavations,
including sampling, containment, and disposal at a permitted facility.
15. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed-use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following Comprehensive Plan
Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
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.
✓
Policy L-13: Enhance the safety and attractiveness of the Automall with landscaping,
signage, and development standards that create the feeling of a cohesive business
district.
✓
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.
16. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to
evolve from “strip commercial” linear business districts to business areas characterized by enhanced site
planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access,
amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of
retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses
may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall
District. The proposal is compliant with the following development standards, as outlined in RMC 4 -2-
120.A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
Compliant
with issuance
of Conditional
Use Permit ,
See FOF 19
Use: Retail sales is a permitted use within the CA zone. Small-vehicle service and repair
is a permitted use in the CA zone with an approved Administrative Conditional Use
Permit and subject to the following conditions:
All operations shall be conducted entirely within an enclosed structure.
a. Vehicles shall only be held on the property while being serviced and shall have an
active repair or service invoice that shall be made available to the City upon the City’s
request.
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 6 of 49
ARB Flagship_Staff Report_v3 (002)
b. Vehicle storage before or after service shall not be allowed. Vehicles held on the
site shall be subject to the screening and landscaping provisions in RMC 4-4-120,
Storage Lots – Outside, unless enclosed within a building.
c. Vehicle holding areas shall count toward the maximum lot coverage standard of
the zone.
d. Any overnight vehicle parking accessory to this use shall not be located in the front
setback or in a side setback along a street.
Staff Comment: The applicant is proposing to operate a retail store and vehicle service
(accessory installation) use within the CA zone. The retail sales component of the
proposed business is a permitted use within the CA zone. The proposal also includes
vehicle accessory installation, which falls within the use category of “Vehicle Service and
Repair, Small.” Vehicle Service and Repair is defined as, “Maintenance of motorized
vehicles including exchange of parts, installation of lubricants, tires, batteries, and
similar vehicle accessories, minor customizing and detail operations, and body shops,
but excluding operations associated with industrial engine or transmission rebuild
operations.” The applicant has proposed to operate a business that installs various 4x4
vehicle off-roading accessories, such as bumpers, racks, and interior storage. The
proposal includes construction of a 6,332 SF garage bay addition for the purposes of the
vehicle accessory installation. The applicant is seeking approval of a Conditional Use
Permit in order to allow the business to operate on the site.
N/A
Density: The minimum density required in the CA zone is 20.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City
Center and Highlands Community Planning Areas and 30 dwelling units per net acre in
the East Plateau and Kennydale Community Planning Areas. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and
private access easements.
Staff Comment: No new residential units are proposed as a part of the project.
✓
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are
no minimum lot width or depth requirements.
Staff Comment: The existing legal lot is approximately 37,702 SF and conforms with the
lot dimensional requirements of the CA zone.
✓
Setbacks: The minimum front yard setback is 15 ft. A maximum front yard setback of
20 ft. is required. The minimum secondary front yard setback is 15 ft. The minimum
setback may be modified through the site plan review process if it can be
demonstrated to the Administrator’s satisfaction that the criteria as set forth in RMC
4-2-120C.16 can be met. The maximum secondary front yard setback is 20 feet. The
maximum setback may be modified through the site plan review process if the
applicant can demonstrate that the proposed development meets criteria set forth in
RMC 4-2-120C.15. There are no minimum side or rear yard setbacks, except 15 ft. if
the lot abuts or is adjacent to a lot zoned residential.
Staff Comment: The project site is not abutting or adjacent to a residential zone ;
therefore, no side or rear setbacks are applicable to the project site . The existing
commercial structure is non-conforming with respect to the maximum 20-foot front
yard setback requirement in the CA zone is setback approximately 24.82 feet from the
proposed front yard property line (at the narrowest point) following right-of-way
dedication. The project improvements include a total building addition of 7,195 SF,
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 7 of 49
ARB Flagship_Staff Report_v3 (002)
which includes a new primary entry (213 SF) located along the front façade (southwest
corner of building), a new training room addition (650 SF) located along the so uth
façade at the back of the building, and a new 1-story garage bay addition for vehicle
service and accessory installation (6,332 SF) located at the back of the building. The
proposed new primary entry would maintain an approximately 31-foot setback from
the front yard property line. The proposed primary entry addition would not increase
the existing non-conforming front yard setback and therefore may be permitted. Both
the new training room addition and garage bay addition are located within the
property’s rear and side yards where no setbacks are required.
✓
Building Standards: The CA zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 70 ft. if the building is
mixed use. Heights may exceed the Zone’s maximum height with a Conditional Use
Permit.
Staff Comment: According to the site plan (Exhibit 2) submitted with the application,
the existing building coverage for the subject site is 9,570 square feet. The applicant is
proposing three (3) additions, with a total area of 7,195 square feet. Following building
expansion, the proposed retail and auto-service building would have a total building
coverage of 16,765 square feet, which amounts to approximately 44.5% of the total lot
area. The proposed building coverage is less than the 65% maximum permitted by City
Code.
The maximum height of the existing building and proposed expansions would be
approximately 22 feet and 10 inches tall (22’10”), which is less than the 50-foot
maximum height permitted by City Code.
The subject property is located within the Airport Influence Area and Safety
Compatibility Zone 3. Per RMC 4-3-020, Airport Related Height and Use Restrictions,
when a property is developed or redeveloped within the Airport Influence Area, a
disclosure notice shall be placed on land title and an avigation easement granted to the
City of Renton. In order to ensure compliance with the Airport Influence Area code
requirements, staff recommends a condition of approval that the applicant submit a
draft Airport Influence Area disclosure notice and draft avigation easement, in
compliance with RMC 4-3-020.E, for review and approval by the Current Planning
Project Manager, with the Building Permit application. The applicant shall record the
notice on the property title, and record the avigation easement, prior to building permit
issuance unless otherwise determined by the Current Planning Project Manager .
Compliant if
condition of
approval is
met
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
City’s Approved Street Tree List.
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 8 of 49
ARB Flagship_Staff Report_v3 (002)
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:
Surface parking lots with between 15 and 50 spaces shall provide 15 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.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 9 of 49
ARB Flagship_Staff Report_v3 (002)
Staff Comment: The applicant submitted a Landscape Plan prepared by Landscape
Architect Karen Kiest (dated November 28, 2023; Exhibit 3) with the project application
materials. The subject property fronts Rainier Ave S to the west.
Four (4) main elements are proposed as part of the landscape plan, including a 5-foot-
wide landscaped planter between the curb line and the new sidewalk along Rainier Ave
S, an on-site landscape strip along Rainier Ave S that ranges from 10-feet to
approximately 32-feet in depth, a perimeter parking lot landscaping screen
approximately 25-feet in width, and two (2) interior parking lot landscape islands along
the southern property line. A Plant Schedule was included on the Landscape Plan and
included a variety of shrubs and ground cover plants proposed within all four elements,
including but not limited to: Corinthian Littleleaf Linden, Quaking Aspen, Douglas Fir,
Yankee Point Carmel Creeper, Compact Oregon Grape, Western Columbine, Beach
Strawberry, and Autumn Moor Grass.
The applicant proposes to retain an existing 7-caliper inch street tree (American
Basswood) within the 5-foot public right-of-way landscape strip. Two new street trees
(Corinthian Littleleaf Linden) are proposed within the Rainier Ave S public right of way.
Corinthian Littleleaf Linden is listed on the City Approved Tree List. The right of way
landscape strip also includes beach strawberry groundcover.
The project proposal includes an on-site landscape strip along Rainier Ave S that ranges
from 10-feet to approximately 32-feet in depth. The street frontage landscaping is
required to be a minimum of 10 feet in depth and must include a mixture of trees,
shrubs, and groundcover. The proposed landscaping includes a mixture of trees, shrubs,
and groundcover, and exceeds code requirements. The street frontage landscaping is
also perimeter parking lot landscaping as it abuts the surface parking area. The street
frontage/perimeter landscaping proposed between the new parking stalls and the
public street has an average depth of approximately 27 feet, which exceeds the
minimum required depth for street frontage/perimeter landscaping (10-feet minimum)
by 17 feet. The landscaping consists of two Douglas Fir trees spaced approximately 15
feet on center. Remaining areas within the landscaping screen consist of shrubs such as
western columbine, large-leaved lupine, and garnet penstemon. The shrub area also
includes a native mix of evergreen shrubs, including salal, creeping mahonia, and
western sword fern, planted 2-feet on center. The proposed groundcover consists of
autumn moor grass. The proposed perimeter parking lot landscaping meets code
requirements.
The applicant proposes to restripe the existing exterior parking lot to accommodate 24
parking stalls; therefore, the applicant would be required to provide a minimum of 15
square feet of interior landscaping per parking space. The applicant would be required
to provide 360 square feet of interior landscaping (24 spaces x 15 square feet = 360
square feet). The applicant is proposing approximately 694 square feet of interior
parking lot landscaping using the optional layout pattern allowed under RMC 4-4-
070.F.6.c. The proposal also includes increased street-frontage landscaping (beyond the
code-required depth of 10 feet) which serves as additional parking lot landscaping
enhancement. The majority of the interior landscaping is provided within the interior of
the surface parking area via 2 landscaped islands (Exhibit 3). The proposed interior
parking lot landscaping exceeds code requirements.
The applicant would be required to submit a detailed landscape plan with the civil
construction permit submittal that provides final locations, sizes, quantities, planting
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 10 of 49
ARB Flagship_Staff Report_v3 (002)
details, and other applicable items as set forth in the RMC 4-8-120 submittal
requirements.
The applicant is requesting a parking modification in order to utilize a temporary
parking lot plan (Exhibit 11) in response to a 9-foot temporary construction easement
utilized by Sound Transit, which will be taken along the south property line of the sub ject
property. In order to accommodate this temporary easement, the applicant requests a
parking modification to reduce the drive aisle width and allow for additional compact
parking stalls. In addition to the proposed parking modification, the applicant proposes
to defer the proposed landscaping improvements during the duration of the temporary
construction easement. Once the temporary easement is eliminated, the parking lot will
be redeveloped with the permanent parking lot plan , including the proposed
landscaping. The applicant will be required to apply for a deferral and provide a security
for the improvements, prior to Civil Construction Permit issuance. See additional
comments and condition of approval regarding the parking modification request and
deferral under FOF 22: Parking Modification Analysis.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent of trees in a commercial development. Tree
credit requirements shall apply at a minimum rate of thirty (30) credits per net acre
based on values for existing or new trees as provided in RMC 4-4-130H.1.b.v.
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: There are no significant trees located onsite (Exhibit 17).
The City’s Tree Retention Regulations also require a minimum tree credit of 30 credits
per net acre. Based on a total site area of 37,702 SF or 0.87 acres the project site would
be required to provide 23 tree credits. Tree Credit requirements may be satisfied
through the retention of existing trees or the planting of new trees per the ratios
specified on the Tree Credit Worksheet. The submitted Tree Credit Worksheet (Exhibit
17) indicates that the required tree credits would be provided through tree planting.
The 23 tree credits would be provided through the planting of ten (10) large-species
trees (2 credits * 10 trees = 20 credits) and five (5) medium-species trees (1 credits * 5
trees = 5 credits), which would comply with the tree credit requirements.
✓
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 one thousand (1,000) square feet of building gross floor area
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
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Report of August 22, 2023 Page 11 of 49
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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: Based on the proposal for a total of approximately 17,263 square feet
of gross floor area, 156 square feet of refuse and recycle area is required to be provided
(17,263 sq. ft./1,000 sq. ft. x 9 sq. ft.). Based on the proposed application submittal
materials, which include refuse/recycling enclosure details (Exhibit 14), the proposed
refuse/recycling enclosure is approximately 16 feet and 2 inches by 12 feet (16’2” x 12’),
with a minimum interior square footage of approximately 175 square feet, which
complies with minimum size requirements. The applicant proposes to construct the
refuse/recycling enclosure using CMU walls, a metal gate, and a metal shed roof. Based
on the submittal materials, the proposal complies with minimum squar e footage
requirements.
See additional discussion below in FOF 19, Design District Review: Service Element
Location and Design.
✓
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA lots
without the need to use a street. Access may comprise the aisle between rows of
parking stalls, but is not allowed between a building and a public street.
Staff Comment: The proposed site plan (Exhibit 2) does not indicate site-to-site
vehicular access for the proposed site. Site-to-site access is not available from the north
or east property boundaries due to the proposed building expansion and existing off-
site improvements. Furthermore, site-to-site access is not feasible or appropriate from
the south property boundary due to the future transit use of the site (Sound Transit).
Therefore, site-to-site connection is not feasible for the project site.
Compliant if
condition of
approval is
met and if
MOD is issued,
See FOF 22
Parking: Parking regulations require that a minimum and maximum of 2.5 parking
spaces per 1,000 square feet of net floor area is provided for retail uses and vehicle
service and repair uses.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: The site currently has 20 parking stalls. The applicant proposes to
restripe the existing exterior parking lot to accommodate 24 parking stalls. For retail
sales uses, Renton Municipal Code requires a minimum and maximum of 2.5 parking
spaces per 1,000 square feet of net floor area. A minimum and maximum of 2.5 parking
spaces per 1,000 square feet of net floor area is required for vehicle service and repair
uses. The total net floor area of the proposed building, including all additions, is 11,653
square feet, which would require a minimum and maximum of 30 parking spaces for
the project site. The proposal includes a total of 31 parking stall s, with 7 parking stalls
proposed within the service garage. Therefore, the proposal exceeds the maximum
allowed parking by one (1) stall.
Per RMC 4-4-080.F.10.c, a twenty five percent (25%) reduction or increase from the
minimum or maximum number of parking spaces may be granted for nonresidential
uses through site plan review if the applicant can justify the modificati on to the
satisfaction of the Administrator. While the proposed parking does exceed the
maximum parking number by one (1) stall, the extra space is located within the building
and not within the surface parking lot. Therefore, the extra parking space is obscured
from public view and does not create additional impervious surface to the site .
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City of Renton Department of Community & Economic Development
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Report of August 22, 2023 Page 12 of 49
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Therefore, staff recommends approval of the requested increase from the maximum
number of parking spaces for the one (1) additional indoor parking stall.
The applicant is requesting a parking modification in order to utilize a temporary
parking lot plan (Exhibit 11), which includes 23 exterior parking stalls, in response to a
9-foot temporary construction easement utilized by Sound Transit, which will be taken
along the south property line of the subject property. In order to accommodate this
temporary easement, the applicant requests a parking modification to reduce the
required 24-foot drive aisle to 18 feet (at the narrowest point) and to allow for 50
percent of the parking stalls to be compact, rather the code -required maximum of 30
percent. Once the temporary easement is eliminated, the parking lot will be
redeveloped with the permanent parking lot plan (24 exterior parking stalls). Both the
proposed permanent parking lot layout and the temporary parking lot plan meet
parking space number requirements. See additional comments regarding the parking
modification request and analysis under FOF 22: Parking Modification Analysis.
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: Per RMC 4-4-080.F.11. bicycle parking spaces are required at 10
percent (10%) of the number of required off-street parking spaces. The submitted
documents did not provide any specifications for any proposed bicycle spaces, and
therefore compliance with the bicycle parking standards in RMC 4-4-080F.11 could not
be determined. Therefore, staff recommends, as a condition of approval that the
applicant provide details of proposed off-street bicycle parking that demonstrates
compliance with the bicycle parking standards provided in RMC 4-4-080F.11, for review
and approval by the Current Planning Project Manager, prior to civil construction permit
issuance.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: The maximum height of any fence, hedge or retaining wall
is eight feet (8'), provided the fence, hedge, or retaining wall does not exceed forty -
eight inches (48") in height within fifteen feet (15’) of the front or secondary front yard
property line. Fences, hedges, or retaining walls shall not exceed forty-eight inches
(48") in height within fifteen feet (15') of a rear yard property line that abuts a public
street. In no case shall a fence, hedge, or retaining wall exceed forty -two inches (42")
in height in any part of the clear vision area.
Chain-link fencing within commercial zones (outside of the Center Downtown Zone)
shall be coated with black, brown, grey, or green bonded vinyl.
Fences, hedges, and retaining walls shall not stand in or in front of any required
landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a public
street on a site that is nonconforming with regard to street frontage landscaping
requirements, the site shall be brought into compliance with street frontage
landscaping requirements prior to fence installation.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: An existing 6-foot tall (6’) chain-link fence is shown on the Site Plan
(Exhibit 2) along the south and east property lines of the project site; however, the
applicant does not indicate if the existing fencing is proposed to be retained or replaced.
In addition, while the existing fence complies with maximum fence height requirements
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City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
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Report of August 22, 2023 Page 13 of 49
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along most of the property boundary, it exceeds the maximum height requirements
where the fence is within 15 feet of the front yard property line, abutting Rainier Ave S.
In addition to the existing fence, the proposal includes a new 4-foot tall (4’) fence and
entry gate directly on the front property line. While the proposed new fence complies
with maximum height requirements, the proposed fence is located in front of required
landscape, and therefore does not comply with all standards for fences within
commercial zones.
Therefore, staff recommends as a condition of approval that the applicant submit a
revised landscape plan that indicates the location of all new or replaced fences on the
project site and demonstrates compliance with the maximum fence height, material,
and location requirements. The revised plans shall be reviewed and approved by the
Current Planning Project Manager, prior to Civil Construction Permit issuance.
17. Design District Review: The project site is located within Design District ‘D’. The following table contains
project elements intended to comply with the standards of the Design District ‘D’ Standards and
guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
✓
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: The maximum height of the existing building and proposed expansions
would be approximately 22 feet and 10 inches tall (22’10”), and is not anticipated to
impact natural light to nearby properties.
Compliant if
condition of
approval is
met, See
Subsection
Pedestrian
Circulations
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The front façade of the building is oriented to ward Rainier Ave S and
façade improvements would be completed across all elev ations, including a new
primary entry located on the southwest corner of the building.
See additional discussion and condition of approval regarding pedestrian connection
to the sidewalk under Pedestrian Circulation.
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City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
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Report of August 22, 2023 Page 14 of 49
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✓
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The proposal includes a new prominent front entry on the southwest
corner of the building, which is oriented towards Rainier Ave S. Since the public street
curves from the south as it approaches the subject site, the proposed orientation of the
primary entry at the corner of the building will provide the greatest range of visibility
from the public street.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for
residents’ privacy.
Staff Comment: Not applicable, no residential uses are proposed.
N/A
Standard: Office buildings shall have pedestrian-oriented facades. In limited
circumstances the Administrator may allow facades that do not feature a pedestrian
orientation; if so, substantial landscaping between the sidewalk and building shall be
provided. Such landscaping shall be at least thirty feet (30') in width as measured from
the sidewalk.
Staff Comment: Not applicable. No standalone office buildings are proposed.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Compliant if
condition of
approval is
met, See
Subsection
Pedestrian
Circulations
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The proposal includes a new prominent front entry on the southwest
corner of the building, which is oriented towards Rainier Ave S. Since the public street
curves from the south as it approaches the subject site, the proposed orientation of the
primary entry at the corner of the building will provide the greatest range of visibility
from the public street. The proposed entrance includes design features that emphasize
its visibility from the street, including a large, recessed glass front door, a parapet abo ve
the entry that provides weather protection, and columns that project from the building
facades (Exhibit 14). The proposed new primary entry is the most visually prominent
pedestrian entry into the building.
See additional discussion and condition of approval regarding pedestrian connection to
the sidewalk under Pedestrian Circulation.
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
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Report of August 22, 2023 Page 15 of 49
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✓
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See discussion below under subsection, Ground-Level Details.
✓
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: See discussion below under subsection, Ground-Level Details.
✓
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: The proposed building would have only one (1) large primary entry on
the southwest corner of the building, which is oriented towards Rainier Ave S . The
proposed entrance includes design features that emphasize its visibility from the street,
including a large, recessed glass front door, a parapet above the entry, and columns
that project from the facades. The orientation of the proposed entry on the corner of
the building provides convenient access from both the public street to the west and from
the parking lot to the south of the building. Therefore, the proposed primary entry is
both functional and attractive.
✓
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: See discussion above.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Not applicable. Only one building is proposed on the project site. See
discussion above regarding the primary entry.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable. No residential uses are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
✓
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
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City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
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Report of August 22, 2023 Page 16 of 49
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1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: The proposed building’s bulk and scale is similar with the buildings that
abut Rainier Ave S on frontage pads of the larger shopping centers located along this
corridor. The project improvements include a total building addition of 7,195 SF, which
includes a new primary entry (213 SF), a new training room addition (650 SF), and a
new 1-story addition for vehicle service and accessory installation (6,332 SF). The largest
proposed addition (garage bay) would be located behind the existing structure, and
setback from facades visible from the public street (specifically the facades facing west
and south), thereby reducing the visibility from the public right-of-way. As stated above,
the proposed main entrance addition includes design features that emphasize its
visibility from the street, including a large, recessed glass front door, a parapet above
the entry, and columns that project from the building facades. The primary entry design
serves to reduce the apparent bulk of the existing building, as seen from the public
street.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service ar eas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
✓
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: The project proposal includes a new refuse/recycling enclosure located
along the south property line, between parking spaces. Based on the proposed site plan,
it is anticipated that the proposed refuse/recycling enclosure location will be accessible
to both service vehicles and convenient for the business use.
Compliant if
condition of
approval is
met
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: The applicant proposes to construct the refuse/recycling enclosure
using CMU walls, a metal gate, and a metal shed roof. The proposed refuse/recycling
enclosure will be enclosed on all four sides; however, the submittal materials do not
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
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Report of August 22, 2023 Page 17 of 49
ARB Flagship_Staff Report_v3 (002)
indicate if the proposed enclosure will include self-closing doors. Therefore, staff
recommends as a condition of approval the applicant su bmit a revised refuse and
recycling plan with the building permit application that provides a detail sheet
indicating the self-closing door mechanism. The revised plan shall be reviewed and
approved by the Current Planning Project Manager, prior to building permit issuance.
✓
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: The proposed enclosure is comprised of CMU masonry walls, as well as
a metal shed roof and gate.
N/A
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: The enclosure is not located adjacent to a street, pathway, or
pedestrian oriented space, however the landscape plan identifies significant street
frontage landscaping and an interior parking lot landscape island that will soften the
visual impact of the enclosure.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: Not applicable. The subject property is not located at a district gateway.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: Not applicable. See above.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
Staff Comment: Not applicable. See above.
2. PARKING AND VEHICULAR ACCESS:
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Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
✓
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: Parking is not located between the building and front proper ty line
(Rainier Ave S).
✓
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: The project proposal includes an on-site landscape strip along Rainier
Ave S that ranges from 10-feet to approximately 32-feet in depth. The street frontage
landscaping proposed between the new parking stalls and the public street has an
average depth of approximately 27 feet, which exceeds the minimum required depth
for street frontage landscaping (10-feet minimum) by 17 feet. It is anticipated that the
proposed street frontage landscaping will provide adequate screening for the proposed
surface parking.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: Not applicable. The applicant has not proposed a structured parking
garage.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
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Administrative Report & Decision
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Report of August 22, 2023 Page 19 of 49
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circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: Not applicable. See above.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: Not applicable. See above.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not applicable. See above.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: Not applicable. See above.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard.
Staff Comment: Not applicable. See above.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
✓
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
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Staff Comment: The subject property has street frontage along Rainier Ave S and does
not front a public alley. No parking garages are proposed. The project is designed to
provide access to the parking lot via only one (1) relocated driveway curb cut off Rainier
Ave S. The proposed vehicular access is not anticipated to impede or interrupt
pedestrian mobility beyond reasonable design.
✓
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: See comments above.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Compliant if
condition of
approval is
met
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The proposed site plan (Exhibit 2) provides pedestrian circulation via
public sidewalks within Rainier Ave S. In addition, the site plan provides a small, linear
pedestrian plaza between the public street and the building; however, no pedestrian
connection is provided from the public street to the building entrance.
Therefore, staff recommends as a condition of approval, the applicant submit a revised
site plan with the civil construction permit application that provides a direct pedestrian
connection from the public sidewalk to the building entrance. The pathway shall be
located in a manner that ensures the highest preservation of enhanced street frontage
landscaping. The revised site plan shall be reviewed and approved by the Current
Planning Project Manager prior civil construction permit issuance.
Compliant if
condition of
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 21 of 49
ARB Flagship_Staff Report_v3 (002)
approval is
met
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: See comments and conditions above.
✓
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8 foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: The pathways surrounding the building’s retail en tries include a small,
(100-foot long) linear pedestrian plaza along the front façade, between the building and
the public street, and a pathway connected to the plaza that wraps around the
southwest corner of the building. The pathway extents approximately 91 feet from the
edge of the entrance and tapers at the end of the training room building addition. Both
the plaza and pathway along the south building façade are greater than five feet for
the majority of the pathway/plaza length, excluding the last 14 feet where the pathway
tapers between the training room addition and fire lane.
N/A Standard: Mid-block connections between buildings shall be provided.
✓
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: The applicant will be given the opportunity to incorporate permeable
pavement in final design as they account for BMP requirements.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
✓
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: The proposed site plan (Exhibit 2) includes a small linear plaza and
outdoor seating to be located between the building and the public street. The applicant
has provided some enhanced street frontage landscaping, ranging from 10-feet to
approximately 32-feet in depth, near building entrance and surrounding the plaza area.
Compliant if
condition of
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 22 of 49
ARB Flagship_Staff Report_v3 (002)
approval is
met
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: As indicated above, the proposed site plan (Exhibit 2) includes a small
linear plaza and outdoor seating to be located between the building and the public
street. The proposed outdoor seating identified on the site plan includes three (3)
benches and one (1) outdoor table set. The proposed location for the site furniture does
not impede or block pedestrian access; however, the submittal does not include details
regarding the outdoor furniture materials. In order to ensure that the proposed site
amenities are aesthetically pleasing and made of durable materials, staff recommends
as a condition of approval that the applicant provide details regarding the design, c olor,
and brand for the proposed outdoor seating and furniture, for review and approval by
the Current Planning Project Manager, prior to Building Permit issuance.
✓
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
length of the building facade facing the street, a maximum height of fifteen feet (15')
above the ground elevation, and no lower than eight feet (8') above ground level.
Staff Comment: The existing building and proposed expansion fronts on Rainier Ave S
toward the west. The project proposal includes a new large primary entry on the
southwest corner of the building, which is also oriented towards Rainier Ave S. The front
façade has a linear width of approximately 102 feet, including the new primary entry.
The applicant proposes to retain approximately 81 linear feet of weather protection in
the form of roof overhang along the front façade. The roof overhang has a depth of
approximately 7.5 feet, is measured 10 feet above ground elevation, and occupies
approximately 79 percent of the building façade width facing the public street.
Therefore, the proposed building design complies with minimum standards for
overhead weather protection.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 23 of 49
ARB Flagship_Staff Report_v3 (002)
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away
from hazardous areas such as garbage dumpsters, drainage facilities, and
parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas
or passive use areas containing landscaping and fencing sufficient to create
a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: Not applicable, no residential uses are proposed.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 24 of 49
ARB Flagship_Staff Report_v3 (002)
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Not applicable, proposed development is less than thirty thousand
(30,000) square feet.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 25 of 49
ARB Flagship_Staff Report_v3 (002)
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
Staff Comment: Not applicable.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
Staff Comment: Not applicable.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
Staff Comment: Not applicable.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
✓
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: The project improvements include three (3) building additions,
including a new primary entry (213 SF), a new training room addition (650 SF), and a
new 1-story garage bay addition for vehicle service and accessory installation (6,332
SF). Both the new training room and new garage bay addition are located at the back
of the existing building. The proposed new primary entry is located on the southwest
corner of the building. The front façade has a linear width of approximately 102 feet,
including the new primary entry. The existing front façade does not comply with
minimum modulation/articulation standards; however, the proposed primary entry
increases the building’s conformity with code. The proposed new training room addition
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 26 of 49
ARB Flagship_Staff Report_v3 (002)
is stepped back from the existing façade (facing south) by approximately 3.5 feet and
does not include a façade the exceeds 40 feet in length.
As indicated above, the proposed garage bay addition is the largest addition at 6,332
square feet. The garage bay is designed with four sides in a trapezoidal shape, due to
the irregular shape of the lot. The garage bay addition is located at the very back of the
building, with minimal visibility to the public. The only façade that is visible to the public
would be the south façade, which includes the garage bay doors and access. The
proposal does not include modulations or articulations for the new garage bay addition.
With inclusion of the proposed garage bay addition, the north building façade, which is
not visible to the public, would have a total building length of approximately 196 feet.
The longest side of the garage bay addition is approximately 104 linear feet, facing the
south. Because the lot narrows from the public street, with the narrowest width being
the back of the lot, the applicant is seeking to maximize the available space to provide
the minimum garage depth necessary for the proposed business. The primary façade of
the garage bay (facing south) is designed with six (6) garage doors, garage door
windows, and approximately 86 linear feet of metal awnings. The metal awnings will
be painted red to contrast with the gray vertical siding of the building addition.
While the proposed garage bay addition does not comply with the minimum
modulation/articulation standards, visibility of the addition is significantly reduced by
site design including the location of the garage bay at the back of the building, as well
design features including the proposed small linear plaza along the front of the building,
and enhanced street frontage landscaping. It is anticipated that the proposed plaza and
enhanced landscaping, which ranges in dept from 10-feet to approximately 32-feet as
measure from the public street, will provide greater visual character to the project site
in lieu of minimum street frontage landscaping (10-feet) and minimum modulation to
the proposed garage bay located at the back of the building. Therefore, the proposed
plaza and enhanced landscaping more adequately ensures compliance with the
applicable guidelines and intent of the code, which is to ensure that buildings are not
bland, that they provide character to the community, and are visually interesting to the
public.
✓
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: See discussion above.
✓
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade (illustration in District B, below); or provide an additional special feature such
as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: The proposed site plan (Exhibit 2) includes a small pedestrian plaza and
outdoor seating to be located between the building and the public street.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 27 of 49
ARB Flagship_Staff Report_v3 (002)
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
Compliant if
conditions of
approval are
met, See
Subsection
Lighting
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: The proposed site plan (Exhibit 2) includes a small linear plaza and
outdoor seating to be located near the proposed new primary entry, and between the
building and the public street. The proposal includes enhanced street frontage
landscaping, ranging from 10-feet to approximately 32-feet in depth, near building
entrance and surrounding the plaza area. The elevations (Exhibit 14) include a note
regarding recessed lighting; however, the elevations do not indicate the exact location
of the recessed lighting or provide details regarding the recessed lighting. See fur ther
discussion and condition of approval below under subsection, Lighting. With verification
of the additional lighting features recommended as a condition of approval, the
building’s ground level elements will be enhanced.
✓
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The west (front) facade and south facade are visible from Rainier Ave
S. As provided in the Architectural Elevations (Exhibit 14), the west façade contains
expansive glazing with eleven (11) storefront windows that provide approximately 97-
percent transparent window coverage between 4 feet and 8 feet above ground. The
south façade includes storefront windows as well as windows withing the garage bay
doors, which amounts to approximately 65-percent transparent window coverage
between 4 feet and 8 feet above ground. The proposed design meets the 50-percent
transparency requirement.
N/A
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: Not applicable. The proposed building is a single-story structure with
parapet roof line.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
✓
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: The submitted architectural elevations and color renderings (Exhibit 14)
provide the appearance of transparent glazing for all proposed windows.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: The submitted elevation plans and color renderings do not appear to
propose tinted, dark, or high reflective glass.
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 28 of 49
ARB Flagship_Staff Report_v3 (002)
✓
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: Architectural detailing, modulation, and/or articulations are provided
on all facades visible from the public street and parking areas. The submitted elevation
plans do not contain blank walls in excess of 400 square feet or more on facades visible
to public spaces.
✓
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: Staff has assessed that there would be no blank walls facing the public
street or public spaces. See discussion above in this subsection.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
✓
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The existing building is 9,570 square feet. The project improvements
include a total building addition of 7,195 SF, which includes a new primary entry (213
SF), a new training room addition (650 SF), and a new 1-story garage bay addition for
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 29 of 49
ARB Flagship_Staff Report_v3 (002)
vehicle service and accessory installation (6,332 SF). Both the new training room and
new garage bay addition are located at the back of the existing building. The proposed
new primary entry includes a pronounced parapet design that extends beyond the
height of the existing building parapet by more than 2.5-feet. The existing building
includes parapets that extend approximately 4-feet above the top of the wall plate. The
proposed new training room and new garage bay additions are designed with pitched
roofs. The design of the existing building and proposed expansion provides a varied and
interest roof profile.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
✓
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: The materials used for the proposed expansion include glass windows,
red powder-coated metal panels for the proposed new primary entry, and vertical metal
siding for the proposed new training room and new garage bay additions. The garage
bay addition also incorporates 3-foot-high CMU wall detailing the base of the structure.
The design incorporates various shades of gray, red, and black, with red high-lights
provided via the new primary entry and the canopies detailing the garage bay addition.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The proposed building expansion incorporates several material
variations in both color and texture, including use of two (2) d ifferent metal siding
materials, CMU detailing, metal banding, and a variety of colors, including grays, black,
red, and white.
✓
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: See discussion above in this subsection.
✓
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: The materials are of durable, high-quality materials consistent with low
maintenance commercial development. Materials are discussed in the above sections.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 30 of 49
ARB Flagship_Staff Report_v3 (002)
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See discussion above in this subsection. The building design treatments
and architectural elements provide material and color variations on all four sides.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design
sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible
for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
Compliance
not yet
demonstrated
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: The building exterior elevations indicate that potentially five (5) wall
signs would be sought around the time of a building permit application. A detailed sign
package was not included with the submitted application materials. The applicant will
be required to submit a sign permit in compliance with the Signage standards outlined
in Design District ‘D’. A sign permit would need to be reviewed and approved for any
signs proposed.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: Not applicable. The building is single use.
Compliance
not yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: See discussion above.
Compliance not
yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: See discussion above.
Compliance not
yet
demonstrated
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: See discussion above.
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 31 of 49
ARB Flagship_Staff Report_v3 (002)
Compliant if
condition of
approval is met
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: An existing pole sign is located on the far west corner of the subject
property. The site plan (Exhibit 2) appears to indicate that all existing signage is
proposed for removal, but the note does not clearly point to the subject pole sign.
Therefore, in order to ensure the subject pole sign is removed in compliance with code,
staff recommends as a condition of approval that the applicant submit for and finalize
a demolition permit for the existing on-site pole sign, prior to building permit
application for the proposed tenant improvement and building expansion.
Compliance not
yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of primary
entry signs, shall be limited to five feet (5') above finished grade, including support
structure.
Staff Comment: See discussions above.
Compliance not
yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: See discussions above.
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: General lighting information was included in the Utilities Plan (Exhibit
5), Landscape Plan (Exhibit 3), and Architectural Elevations (Exhibit 14). The site includes
approximately three (3) proposed pole lights within the public right-of-way and
approximately six (6) existing and proposed on-site pole lights that would be
retained/installed throughout the parking lot; however, these numbers are not
consistent among all submitted plans and it is not clear which pole lights will be retained
and which will be removed. The elevations include a note regarding recessed lighting;
however, the elevations do not indicate the exact location of the recessed lighting. In
addition, the plans do not include details regarding pedestrian-scale lighting around the
primary entry. Therefore, staff recommends as a condition of approval that the
applicant submit a detailed lighting plan at the time of Civil Construction Permit
application that adequately provides for public safety without casting excessive glare
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 32 of 49
ARB Flagship_Staff Report_v3 (002)
on adjacent properties. This plan should include details regarding pedestrian-scale
lighting around the primary building entrance and should clearly label pole lights
proposed to be retained and pole lights proposed to be removed. The lighting plan shall
be submitted for review and approval by the Current Planning Project Manager prior to
Civil Construction Permit issuance.
✓
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: See discussion above.
✓
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See discussion above.
18. 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. 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: The City COR mapping system indicates seismic hazards are mapped
on the project site.
The applicant submitted a Geotechnical Engineering Study, prepared by Geotech
Consultants, Inc. (dated April 19, 2022; Exhibit 6), with the master land use application.
The site is currently developed with an existing commercial building previously used as
an automobile dealership, and the remainder of the lot is covered by pavement. No
steep slopes were observed on or near the subject site.
The report indicates that the soils underlying the site and surrounding area have been
deposited by various rivers that flowed through the deep valleys that remained after
the last glaciers receded from the Puget Sound. According to the Report, Geotech
Consultants, Inc. conducted borings for projects within one to two blocks of the subject
site. These borings extended to depths of at least 60 feet and found alluvial soils that
typically consisted of finer-grained sediments (silt and silty, fine-grained sands)
extending to depths of 20 to 25 feet. Below this depth, the alluvium becomes more
coarse-grained, consisting of gravel and gravelly sand, having been deposited by faster
flowing water. The report further states that, based on the subsurface information, the
site is underlain by alluvial soils and a relatively shallow groundwater table. The
groundwater table that underlies the entire area fluctuates seasonally, but often lies
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 33 of 49
ARB Flagship_Staff Report_v3 (002)
within 8 to 10 feet of the ground surface. Due to the soil conditions and high
groundwater, neither full infiltration nor limited infiltration are feasible at the site.
According to the report, the loose sandy soils beneath the level of the groundwater
table are susceptible to liquefaction, with a moderate to high potential for liquefaction
during a large earthquake. The report indicates that heavily -reinforced shallow
foundation systems are being used on newer construction in the surrounding area in
order to limit excessive post-construction settlement, as well as protect against
foundation collapse in the event of seismic liquefaction that could occur during a large
earthquake. The report recommends that the smaller entry and break room additions
be constructed using reinforced mat foundations, which are intended to distribute the
building loads, reduce the necessary bearing capacity, bridge over any excessively soft
areas of soil, and reduce the amount of differential settlement across the new
construction. For the eastern addition, the report recommends that the perimeter walls
be supported on heavily-reinforced continuous footings that are designed similar to
grade beams. In addition, if the floor slab of the addition will support heavy loads, such
as from vehicle lifts, a reinforced slab is recommended. The report indicates that
differential ground settlements across the structures would be mitigated by the heavily -
reinforced foundations, with predicted differential settlement of two (2) to three (3)
inches across the structures.
The applicant states (Exhibit 9) that the only fill/excavation proposed for the
development would be associated with the new foundations, which amounts to
approximately 55 cubic yards of structural fill material and potentially 120 cubic yards
of crushed rock below the new slab. Geotech Consultants, Inc. recommend ed that they
be retained to review the final project plans to verify that the recommendations
provided in the report are adequately addressed in the project design. Geotech
Consultants, Inc. indicated that a review of the final project plans may include revisions
to the recommendations based site, development, and/or geotechnical constraints that
may become more evident during the review process.
Due to the findings from the Geotechnical Engineering Study and recommendations by
the applicant’s geotechnical engineer, the City’s Environmental Review Committee
issued a DNS-M for the proposal with the following two mitigation measures as they
relate to the geotechnical aspects of the project:
1. Project construction shall be required to comply with the recommendations found
in the Geotechnical Engineering Study, prepared by Geotech Consultants, Inc. on
April 19, 2022, and any future addenda; and
2. The applicant’s geotechnical engineer shall review the project’s construction and
building permit plans to verify compliance with the geotechnical report(s). The
geotechnical engineer shall submit a sealed letter or memo stating that he/she
has reviewed the construction and building permit plans and in their opinion the
plans and specifications meet the intent of the report(s).
Staff recommends that the DNS-M mitigation measures be incorporated as conditions
of the site plan approval.
✓
Wellhead Protection Areas:
Staff Comment: The COR mapping system has identified that the site is located in the
Wellhead Protection Zone 2 due to its proximity to the City’s source of drinking water.
The applicant has indicated that the only fill/excavation proposed for the development
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 34 of 49
ARB Flagship_Staff Report_v3 (002)
would be associated with the new foundations (Exhibit 9), which amounts to
approximately 55 cubic yards of structural fill material and potentially 120 cubic yards
of crushed rock below the new slab. Furthermore, site excavations are relatively shallow
and likely would not encounter groundwater as it was found to be eight (8’) to ten (10’)
feet below grade. If the applicant decides fill is necessary to complete the project, the
applicant would be required to submit a source statement certified by a professional
engineer or geologist licensed in the State of Washington meeting the requirements of
RMC 4-4-060.N.4 or provide documentation that fill would be obtained from a
Washington State Department of Transportation (WSDOT) approved source as allowed
by RMC 4-4-060.N.4.g. If necessary, the source statement or WSDOT documentation
would be submitted to and approved by the Current Planning Project Manager and the
Building Department prior to building permit approval.
19. Conditional Use Analysis: The applicant is requesting a Conditional Use Permit to allow the operation of
a Small Vehicle Service and Repair use (vehicle accessory installation) in the CA zone. The proposal is
compliant with the following conditional use criteria, pursuant to RMC 4-9-030.D, RMC 4-9-030.F, RMC 4-
9-030.G. Therefore, staff recommends approval of the requested Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
✓
a. 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.
Staff Comment: See FOF 15 for Comprehensive Plan and zoning regulation compliance.
✓
b. 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.
Staff Comment: The site of the proposed retail store and vehicle service use is within an
auto-oriented commercial corridor with a variety of established on -site service and
retail uses. Various other auto-related uses are located near the site, including vacant
auto-dealerships, a Car Pros, and Les Schwab. While the proposed use is technically
classified as a small vehicle service and repair use, the applicant proposes to provide a
specialized service that is atypical compared to the traditional services provided by a
small repair shop. The business would primarily specialize in installation of 4x4 vehicle
accessories that are sold by the retail component of the use. The service is extremely
unique and therefore the location of the new use would not result in an
overconcentration of the use, which is well suited for the proposed location.
✓
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
Staff Comment: The proposed ARB retail store and vehicle service use would be located
within an existing commercial area adjacent to vacant auto-dealerships, a Car Pros, and
Les Schwab. All servicing of vehicles would occur inside the proposed 6,332 SF garage
bay addition. Due to both the location of the proposed use along a high -traffic, principle
arterial road, and the fact that all work would occur inside of the building, the proposed
use is not expected to have a negative impact on the immediate are a or create any
substantial or adverse effects on adjacent properties.
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 35 of 49
ARB Flagship_Staff Report_v3 (002)
✓
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: As indicated above, the project site is located within a high-traffic,
auto-centric commercial corridor across the street from and adjacent to various auto -
related uses and retail uses. Furthermore, the maximum height of the existing building
and proposed expansions would be approximately 22 feet and 10 inches tall (22’10”),
which is less than the 50-foot maximum height permitted by City Code. Therefore, the
proposed use would be compatible with the scale and character of the neighborhood.
✓
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: See additional discussion and condition of approval regarding parking
under FOF 16, Zoning Development Standard: Parking. A minimum and maximum of 30
parking spaces are required for the project site. The proposal includes a total of 31
parking stall, with 7 parking stalls proposed within the service garage. The proposal
provides adequate parking and exceeds the maximum allowed parking by one (1) stall.
See additional comments regarding the parking modification request and analysis
under FOF 22: Parking Modification Analysis.
✓
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: See FOF 16 under “Vehicular Access” for discussion on vehicular
movement and access.
The project site fronts Rainier Ave S along the western property. Access to the site is
proposed to remain via one relocated driveway curb cut off Rainier Ave S. The proposal
includes street frontage improvements along the site’s frontage to match the frontage
improvements from the Rainier Ave S Phase 3 Improvement project, which consists of a
5-foot-wide landscaped planter behind the existing curb line, an 8-foot-wide sidewalk,
and a 1-foot-wide clearance space at the back of the sidewalk. Pedestrian access can
be taken from the proposed new sidewalk along the site’s frontage that provides direct
access to the building where the proposed use would be located. Due to the automobile -
oriented nature of the business and the fact that customers would typically be driving
their vehicles to the site to be worked on, minimal pedestrian trips are anticipated.
✓
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: Impacts from noise, light, and glare are not expected to be significantly
greater those create by the various other auto -oriented uses within the surrounding
area. Ambient noise from passing vehicle traffic on Rainier Ave S is expected to be
significantly louder than the noise created by the pro posed use. Noises incidental vehicle
accessories installation is not expected to be in excess of noises typically found in an
auto-service environment. The nearest residential use is located approximately 650 feet
to the east of the applicant’s proposed business and would not be impacted by any
activities at the site due to intervening structures between the homes and proposed use.
Therefore, the proposal is not expected to generate significant noise, light, or glare
impacts and no mitigation is necessary.
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 36 of 49
ARB Flagship_Staff Report_v3 (002)
✓
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
Staff Comment: See discussion under FOF 16, Zoning Development Standard:
Landscaping.
20. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA
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 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
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.
Compliant if
conditions
of approval
are met
c. Design Regulation Compliance and Consistency .
Staff Comment: See discussion under FOF 17, Design District Review.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
✓
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of
development on a particular portion of the site.
Staff Comment: The proposed building expansion is consistent with the scale of
the existing smaller buildings along the Rainier Ave S corridor that front along the
larger shopping centers. The building is generally at pedestrian scale with
maximum height of approximately 22 feet and 10 inches tall (22’10”). The
proposal includes a pronounced primary entry, glazing, and enhanced
landscaping. An on-site landscape strip along Rainier Ave S that ranges from 10-
feet to approximately 32-feet in depth is proposed between the building and the
public street. See additional discussion under FOF 17, Design District Review:
Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The applicant proposes a small, linear pedestrian plaza between
the building and public street. See discussion and condition of approval regarding
pedestrian connection from the public sidewalk to the building entry under FOF
17, Design District Review: Pedestrian Circulation.
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 37 of 49
ARB Flagship_Staff Report_v3 (002)
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 proposed garage bay addition would be located behind the
existing structure, and setback from facades visible from the public street
(specifically the facades facing west and south), thereby reducing the visibility
from the public right-of-way. See discussion regarding refuse and recycling under
FOF 16, Zoning Development Standard: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: It is not anticipated that the proposed building expansion would
impact the views of any surrounding properties.
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.
Staff Comment: See 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: A detailed lighting plan was not provided with the application;
therefore, staff recommended that a detailed lighting plan be provided at the
time of civil construction permit application (See Lighting discussion under FOF
17, Design District Review: Lighting).
Compliant if
condition of
approval is
met, See
FOF 16 and
FOF 17
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposal includes an expansion to an existing building. The
project site is located within a high-traffic, auto-centric commercial corridor
across the street from and adjacent to various auto -related uses and retail uses.
The proposed building expansion does not interfere or effect the subject property
or surrounding properties provisions for 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: The massing of the proposed retail and auto-service building is
most prominently visible from Rainier Ave S. The scale and bulk of the building is
reduced through the use of enhanced landscaping (10-feet to approximately 32-
feet in depth) between the building and public street, as well as a new primary
entry design feature that includes a large, recessed glass front door, a parapet
above the entry, and columns that project from the building facades. The
pronounced primary entry helps reduce the apparent scale of the building as seen
from the street.
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 38 of 49
ARB Flagship_Staff Report_v3 (002)
Following building expansion, the proposed retail and auto-service building
would have a total building coverage of 16,765 square feet, which amounts to
approximately 44.5% of the total lot area. The proposed building complies with
the size and bulk requirements of the CA zone. The proposed building expansion
and site plan are designed appropriately to allow adequate sunlight and air
circulation on the site and would not result in excessive shading of the property.
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: Not applicable. The subject property is fully paved with no
existing vegetation.
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 provide 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 would provide internal parking lot landscaping and
street frontage landscaping areas that would include trees, sh rubs, and
groundcover. Review of additional opportunities to provide BMPs would occur
during the civil construction permit phase of development. See also discussion
under FOF 16, Zoning Development Standard: Landscaping.
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. Landscaping
shall be consistent with RMC 4-4-070.
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: Access to the site is proposed to remain via one relocated
driveway curb cut off Rainier Ave S. Other than minor relocation of the curb cut,
no change in access is proposed.
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 proposed surface parking lot contains a primarily 24-foot
wide drive aisle, excluding 2 parking stalls which have less than 24-feet of drive
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 39 of 49
ARB Flagship_Staff Report_v3 (002)
aisle space. See additional comments regarding the parking lot drive aisle and
analysis under FOF 22: Parking Modification Analysis. Emergency access would
be provided on site, between the south building façade and proposed parking
(Exhibit 2). The small, linear pedestrian plaza between the building and public
street would provide connections to the public street system with inclusion of a
pedestrian connection as conditioned under FOF 17, Design District Review:
Pedestrian Circulation.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: The applicant’s site plan did not identify a separate loading and
delivery area from the parking and pedestrian areas. Since no loading and
unloading was formally identified within the site plan, staff assumes the loading
and delivery areas would occur as a dual-purpose parking space, within the
building, or adjacent to the proposed break room addition on the south facade.
If applicable, all loading and delivery areas would be reviewed prior to civil
construction permit approval.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: King County Metro provides public bus transportation from
Renton Transit Center. The closest bus stop is located at Rainier Ave S and S 7th
St. See additional discussion and condition of approval under FOF 16, Zoning
Development Standard Compliance: Bicycle Parking.
Pedestrians: Providing safe and attractive pedestrian connections between
parking areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See FOF 17, Design District Compliance.
✓
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: See FOF 17, Design District Compliance: Recreation Areas and
Common Open Space.
✓
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.
N/A
j. Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
✓
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 indicated that sufficient
resources exist to furnish services to the proposed development; if the applicant
provides Code required improvements and fees. Fire impact fees are applicable
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B
City of Renton Department of Community & Economic Development
ARB Flagship Store
Administrative Report & Decision
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of August 22, 2023 Page 40 of 49
ARB Flagship_Staff Report_v3 (002)
at the rate of $ 1.25 per square foot for new retail occupancy additions. This fee
is subject to change and is calculated and paid at time of building permit
issuance.
Water and Sewer.
Staff Comment: Water and wastewater service is provided by the City of Renton.
The applicant submitted a Conceptual Utilities Plan, prepared by CRW
Engineering Group, LLC (dated January 2023), with the project application.
There is an existing 12-inch water main located within Rainier Ave S. There is an
existing 8-inch water main that traverses the south side of the property before
crossing to the parcel to the south near the mid-point of the shared property line.
The plan shows new fire services connecting to the existing 8-inch water main
located within the south driveway access. The applicant proposes to connect the
existing domestic and irrigation services to the 12-inch main in Rainier Ave S. A
new fire hydrant is also required for the project proposal.
The building’s side sewer shall be a minimum six (6) inches in diameter and flow
by gravity at a minimum slope of two (2) percent to the main. The applicant will
be required to provide a utility easement over any new sewer mains to be owned
and maintained by the city.
See Advisory Notes to Applicant (Exhibit 12) for additional utility comments and
requirements.
Drainage.
Staff Comment: The applicant submitted a Preliminary Technical Information
Report (TIR), prepared by CRW Engineering Group, LLC (dated January 20, 2023,
Exhibit 4), with the project application. The project would be subject to the 2022
City of Renton Surface Water Design Manual (RSWDM). All nine core
requirements and the six special requirements have been discussed in the
Technical Information Report. Based on the City’s flow control map, the site falls
within the Peak Rate Flow Control Standard area matching Existing Conditions.
The site falls within the Black River Drainage Basin. Existing surface water runoff
is collected and conveyed via on-site catch basins which connect to the public
storm system on Rainier Avenue S. The project does not include any proposed
changes to the existing site drainage discharge point.
The report indicates that Basic Dispersion BMPs are proposed and must be
implemented for a minimum of twenty percent (20%) of the project area. The
BMPs include a 24-foot-long infiltration trench for the driveway and parking lot
area (1,680 square feet). The concrete patio area will be dispersed via sheet flow
and drain to the landscape area west of the bui lding (1,740 square feet). The
proposal also includes splash block BMPs. The total area covered by Basic
Dispersion BMPs is 3,420 square feet, which meets the minimum twenty percent
(20%) requirement. The report indicates that the proposed project decreases the
total impervious surface area, and therefore decreases peak discharge rates. In
addition, the proposal creates less than 5,000 square feet of new plus replaced
pollution-generating impervious surfaces and contributes no additional new
pollution-generating pervious surfaces. The report concludes that the proposed
project meets specific exemptions outlined within the RSWDM, and therefore is
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exempt from performance measures, including constructing additional
conveyance, detention, or water quality facilities.
The conveyance and water quality systems must be designed in accordance with
the RSWDM that is current at the time of the civil construction permit application.
See Advisory Notes to Applicant (Exhibit 12) for additional stormwater comments
and requirements.
Transportation.
Staff Comment: The project site fronts Rainier Ave S along the western property
(Exhibit 2). Access to the site is proposed to remain via one relocated driveway
curb cut off Rainier Ave S. Rainier Ave S is classified as a 7-lane Principal Arterial.
To meet the City’s complete street standards, a minimum public right-of-way
(ROW) width of 125 feet is required, including a paved width of 83 feet, 1-foot
wide curbs, 8-foot wide landscaped planters, 8-foot wide sidewalks, and 2-foot
clearance space at the back of the sidewalks. The applicant is requesting a street
modification for the street frontage improvements to Rainier Ave S in order to
retain the existing curb line and match the frontage improvements from the
Rainier Ave S Phase 3 Improvement project, which consists of a 5-foot-wide
landscaped planter behind the existing curb line, an 8-foot-wide sidewalk, and a
1-foot-wide clearance space at the back of the sidewalk. See additional discussion
under FOF 21, Street Modification Analysis. The proposal includes approximately
3,695 SF of ROW dedication along Rainier Ave S.
The applicant submitted a Trip Generation Memorandum, prepared by
Transportation Engineering NorthWest, dated March 14, 2022 (Exhibit 10), with
the project application. The site generated traffic volumes were calculated using
data from the Institute of Transportation Engineers (ITE) Trip Generation Manual,
11th Edition, (2021). Based on the calculations provided, the proposed
development would average 55 net new daily (weekday) vehicle trips. The
analysis determined that vehicular traffic generated from the proposed
development would not exceed 20 new vehicle trips per hour in either the AM
(6:00 – 9:00) or PM (3:00 – 6:00) peak periods; therefore, a full traffic impact
analysis is not required. It is not anticipated that the increased traffic created by
the development would adversely impact the City of Renton’s street system,
subject to the payment of transportation impact fees and frontage
improvements.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. The applicable fee is calculated and paid at the time
of building permit issuance.
N/A
l. Phasing: Including a detailed sequencing plan with development phases and
estimated time frames, for phased projects. Each phase must be able to stand
on its own without reliance upon development of subsequent phases in order
to meet all development standards of Title IV.
Staff Comment: 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
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impervious areas on soils with infiltration capability to the maximum extent
practicable.
Staff Comment: The existing site is fully paved. The proposal reduces impervious
surface area. As indicated above, the applicant proposes Basic Dispersion BMPs
for the project site, implemented for a minimum of twenty percent (20%) of the
project area. The BMPs include a 24-foot-long infiltration trench for the
driveway and parking lot area (1,680 square feet), and the concrete patio area
will be dispersed via sheet flow and drain to the landscape area west of the
building (1,740 square feet).
21. Street Modification Analysis: The applicant is requesting a modification (Exhibit 15) from RMC 4-6-060F.2,
Minimum Design Standards for Public Streets and Alleys, to modify the required street improvements on
Rainier Ave S.
Rainier Ave S is classified as a 7-lane, Principal Arterial street. To meet the City’s complete street
standards, a minimum public right-of-way (ROW) width of 125 feet is required, including a paved width of
83 feet, 1-foot wide curbs, 8-foot wide landscaped planters, 8-foot wide sidewalks, and 2-foot clearance
space at the back of the sidewalks. The applicant is requesting a street modification for the street frontage
improvements to Rainier Ave S in order to retain the existing curb line and match the frontage
improvements from the Rainier Ave S Phase 3 Improvement project, which consists of a 5-foot-wide
landscaped planter behind the existing curb line, an 8 -foot-wide sidewalk, and a 1-foot-wide clearance
space at the back of the sidewalk. The proposal includes approximately 3,695 square feet of ROW
dedication along Rainier Ave S.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2.
Therefore, staff is recommending approval of the requested modification, 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 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 poli cies is
to promote new development with walkable places that support grid and flexible grid
street and pathway patterns, and are visually attractive, safe, and healthy
environments.
The requested street modification is consistent with these policy guidelines,
substantially implements the Comprehensive Plan, and is the minimum necessary. The
modification does not inhibit the ability to provide complete streets arranged as an
interconnecting network or grid and to locate planter strips between the curb and t he
sidewalk in order to provide separation between cars and pedestrians (Policy L-57). The
modification also maintains the goal of ensuring that new development is designed to
be functional and attractive (Goal L-BB). The intent of the policies are to promote new
development with walkable places that support grid and flexible grid street and
pathway patterns, and are visually attractive, safe, and healthy environments. The
requested street modification is consistent with these policy guidelines.
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See also FOF 15, Comprehensive Plan Compliance.
✓
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
Staff Comment: The applicant contends that the requested street modification provides
for ample vehicular access through the area. Furthermore, the applicant states that the
proposed improvements along Rainier Ave S provide a continuous stretch of sidewalk,
dotted with plenty of trees and other landscape features, for convenient pedestrian
travel.
The City’s Public Works Transportation Division and CED’s Development Engineering
Division have reviewed Rainier Ave S and the surrounding area and have determined
that a modified principal arterial street section is more suitable for the portion of Rainier
Ave S adjacent to the site. The modified principal arterial street would retain the existing
curb line and match the frontage improvements from the Rainier Ave S Phase 3
Improvement project. Beyond the existing curb line, the street section would consist of
a 5-foot-wide landscaped planter behind the existing curb line, an 8-foot-wide sidewalk,
and a 1-foot-wide clearance space at the back of the sidewalk. The proposal includes
approximately 3,695 square feet of right-of-way dedication along Rainier Ave S. Staff
agree that the modified frontage improvements along Rainier Ave S will meet the
transportation needs of the surrounding area and maintain the objectives of function,
safety and appearance, as required by code.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity;
Staff Comment: The proposed modified principal arterial will provide for safe vehicular
and pedestrian travel. There are no identified adverse impacts to other properties from
the requested modification.
✓
d. Conforms to the intent and purpose of the Code; and
Staff Comment: See comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
22. Parking Modification Analysis: The applicant is requesting a modification (Exhibit 16) from RMC 4-4-080F
in order to utilize a temporary parking lot plan (Exhibit 11), which includes 23 exterior parking stalls, in
response to a 9-foot temporary construction easement utilized by Sound Transit, which will be taken along
the south property line of the subject property. In order to accommodate this temporary easement, the
applicant requests a parking modification to reduce the required 24-foot drive aisle to 18 feet (at the
narrowest point) and to allow for 50 percent of the parking stalls to be compact, rather the code-required
maximum of 30 percent. Once the temporary easement is eliminated, the parking lot will be redeveloped
with the permanent parking lot plan, which includes a total of 24 exterior parking stalls.
For the permanent parking lot plan (following elimination of the temporary construction easement, the
applicant proposes to reduce the required 24-foot drive aisle to 20.5 feet (at the narrowest point) for two
(2) parking stalls. The remaining parking stalls will abut a minimum drive aisle width of 24 feet. The
proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested modification,
subject to conditions as noted below:
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Compliance Modification Criteria and Analysis
Compliant if
conditions of
approval are
met
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 the requested parking modification for the
temporary parking lot plan is necessary due to the temporary site constraints related to
the 9-foot temporary construction easement Sound Transit is acquiring along the south
property line (Exhibit 18), as well as the 20-foot fire lane required for the project site.
Furthermore, following termination of the Sound Transit temporary construction
easement, the applicant proposes to redevelop the site with the permanent parking lot
plan, which includes a total of 24 exterior parking stalls and a minimum drive aisle width
of 20.5 feet at the narrowest point. Most of the drive aisle width for the permanent
parking lot plan will be 24-feet minimum, with the exception of two (2) parking stalls.
For the two parking stalls located at the back of the property (where the lot is
narrowest) the drive aisle will be reduced from 24-feet to 20.5 feet. The permanent
parking lot plan with have less than the maximum 30 percent compact parking stalls.
Staff agrees that the proposal implements the policy direction of the policies and
objectives of the Comprehensive Plan Land Use Element and the proposed modification
is the minimum adjustment necessary to implement these policies and objectives . The
Comprehensive Plan envisions the Commercial and Mixed Use land use designa tion as
an opportunity to transform historical strip development into vibrant business districts
that are not dominated by automobiles and large surface parking lots (Policy U -17).
Goals and policies related to community design includes ensuring that new
development is designed to be functional and attractive (Goal L-BB) and encouraging
the creation of places where peoples can gather and interact (Policy L-49).
Staff agrees that the modification request for the temporary parking lot plan is the
minimum necessary to ensure adequate parking for the project site during the duration
of the Sound Transit temporary construction easement. Without approval of this
modification, adequate parking would not be feasible on the project site. It is not
anticipated that the temporary parking lot plan will have any long-term impacts to the
project site or surrounding area, nor is it anticipated to have any significant short-term
impacts.
In addition, staff agrees that the proposed 3.5-foot drive aisle reduction for the
permanent parking lot plan will have no significant impact on the project site or
surrounding area. The request is the minimum necessary to ensure adequate and
functional parking and allow for enhanced street frontage landscaping along Rainier
Ave S. If the applicant were required to adjust the parking proposal to comply with
minimum drive aisle requirements, the street frontage landscaping would likely be
reduced, which does not serve the policies or objectives of the Comprehensive Plan.
Therefore, in order to ensure that the proposed temporary and permanent parking lot
plans implement the policies and objectives of the Comprehensive Plan, staff
recommends as a condition of approval that the applicant submit an application for
deferral, consistent with RMC 4-9-060.C, for the proposed permanent parking lot
improvements, including the impacted landscaping. The application shall be submitted
for review and approval by the Current Planning Project Manager, at the time of Civil
Construction Permit application. The security for the proposed improvement shall be
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submitted, prior to Civil Construction Permit issuance, unless otherwise determined by
the Current Planning Project Manager.
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;
Staff Comment: The applicant contents that the requested modification is justified and
the proposed temporary parking lot plan and proposed drive aisle reductions, which
include 18 feet at the narrowest point for the temporary parking lot plan, and 20.5 feet
at the narrowest point for the permanent parking lot plan, will not have adverse impacts
on Rainier Ave S or the surrounding area. Furthermore, the applicant indicates that the
temporary parking lot plan (with drive-aisle reduction to 18 feet) is necessary to provide
the code-required fine lane on the project site. The Renton Fire Authority reviewed the
proposed temporary parking lot plan and proposed fire lane and indicated no concerns
with the temporary proposal (Exhibit 20).
Therefore, staff agrees that the modification request is justified and the proposed
parking lot design (both temporary and final plan) and enhanced street frontage
landscaping conforms to the intent and purpose of the code and meets the objectives
of function, appearance, and maintainability intended by the code requirements.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity;
Staff Comment: There are no identified adverse impacts to other properties from the
requested modification to utilize the temporary parking lot plan, or for the proposal to
reduce the drive aisle to 20.5 feet for the future permanent parking lot plan following
termination of the Sound Transit temporary construction easement.
Compliant if
conditions of
approval are
met
d. Conforms to the intent and purpose of the Code; and
Staff Comment: See comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) 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 Commercial Arterial (CA) 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 Conditional Use Permit and Site Plan Review complies with the Urban Design Regulations
District ‘D’ provided the applicant complies with City Code and conditions of approval, see FOF 17.
4. The proposed Conditional Use Permit complies with the Conditional Use Permit decisional criteria as
established by City Code and state law provided all advisory notes and conditions are complied with, see
FOF 19.
5. The proposed site plan complies with Site Plan Review criteria provided the applicant complies with City
Code and conditions of approval, see FOF 20.
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Report of August 22, 2023 Page 46 of 49
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6. The proposed Conditional Use Permit and Site Plan Review complies with the Critical Areas Regulations
provided the applicant complies with City Code and conditions of approval, see FOF 18.
7. The proposed site plan complies with all six (6) of the Street Modification approval criteria provided the
applicant complies with City Code and conditions of approval, see FOF 21.
8. The proposed site plan complies with all six (6) of the Parking Modification approval criteria provided the
applicant complies with City Code and conditions of approval, see FOF 22.
9. The proposed site plan 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 16.
10. There are adequate public services and facilities to accommodate the proposed site plan, see FOF 20.
11. Key features which are integral to this project include: the expansive glazing along the street-facing
façade, the awnings and pitched roof form on the proposed garage bay addition, the enhanced street
frontage landscaping, and the small, linear pedestrian plaza located between the building and public
street.
J. DECISION:
The ARB Flagship Store Conditional Use Permit, Administrative Site Plan Review, Street Modification, and
Parking Modification, File No. LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD, as depicted in Exhibit 2, is approved
and is subject to the following conditions:
1. The applicant shall comply with the following mitigation measures issued as part of the Determination of
Non-Significance Mitigated, dated June 12, 2023.
a. Project construction shall be required to comply with the recommendations found in the
Geotechnical Engineering Study, prepared by Geotech Consultants, Inc. on April 19, 2022, and any
future addenda.
b. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit
a sealed letter or memo stating that he/she has reviewed the construction and building permit
plans and in their opinion the plans and specifications meet the intent of the report(s).
c. The applicant shall be subject to the following contingency actions:
i. Hazardous waste operations worker training, health/safety plan, and site control
requirements, per WAC 296-843; and
ii. Management of potential contaminated soil and groundwater encountered during
excavations, including sampling, containment, and disposal at a permitted facility.
2. The applicant shall submit a draft Airport Influence Area disclosure notice and draft avigation easement,
in compliance with RMC 4-3-020.E, for review and approval by the Current Planning Project Manager, with
the Building Permit application. The applicant shall record the notice on the property title, and record the
avigation easement, prior to building permit i ssuance unless otherwise determined by the Current
Planning Project Manager.
3. The applicant shall either submit a revised project proposal that demonstrates compliance with both the
minimum and maximum parking space requirements, or the applicant shall subm it justification that
demonstrates that the one (1) additional parking stall is necessary for the project site and proposed use.
The justification may include, but is not limited to, quantitative information such as sales receipts,
documentation of customer frequency, and/or parking standards of nearby cities. Either the revision
demonstrating compliance with minimum and maximum parking stall requirements, or the
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aforementioned justification, shall be submitted at the time of Civil Construction Permit appli cation, for
review and approval by the Current Planning Project Manager, prior to Civil Construction Permit issuance.
4. The applicant shall provide details of proposed off-street bicycle parking that demonstrates compliance
with the bicycle parking standards provided in RMC 4-4-080F.11, for review and approval by the Current
Planning Project Manager, prior to civil construction permit issuance.
5. The applicant shall submit a revised landscape plan that indicates the location of all new or replaced
fences on the project site and demonstrates compliance with the maximum fence height, material, and
location requirements. The revised plans shall be reviewed and approved by the Current Planning Project
Manager, prior to Civil Construction Permit issuance.
6. The applicant shall submit a revised refuse and recycling plan with the building permit application that
provides a detail sheet indicating the self-closing door mechanism. The revised plan shall be reviewed and
approved by the Current Planning Project Manager, prior to building permit issuance.
7. The applicant shall submit a revised site plan with the civil construction permit application that provides
a direct pedestrian connection from the public sidewalk to the building entrance. The pathway shall be
located in a manner that ensures the highest preservation of enhanced street frontage landscaping. The
revised site plan shall be reviewed and approved by the Current Planning Project Manager prior civil
construction permit issuance.
8. The applicant shall provide details regarding the design, color, and brand for the proposed outdoor seating
and furniture, for review and approval by the Current Planning Project Manager, prior to Building Permit
issuance.
9. The applicant shall submit for and finalize a demolition permit for the existing on -site pole sign, prior to
building permit application for the proposed tenant improvement and building expansion.
10. The applicant shall submit a detailed lighting plan at the time of Civil Construction Permit application that
adequately provides for public safety without casting excessive glare on adjacent properties. This plan
should include details regarding pedestrian-scale lighting around the primary building entrance and
should clearly label pole lights proposed to be retained and pole lights proposed to be removed. The
lighting plan shall be submitted for review and approval by the Current Planning Project Manager prior to
Civil Construction Permit issuance.
11. The applicant shall submit an application for deferral, consistent with RMC 4-9-060.C, for the proposed
permanent parking lot improvements, including the impacted landscaping. The application shall be
submitted for review and approval by the Current Planning Project Manager, at the time of Civil
Construction Permit application. The security for the proposed improvement shall be submitted, prior to
Civil Construction Permit issuance, unless otherwise determined by the Current Planning Project Manager.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matt Herrera, Acting Planning Director Date
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City of Renton Department of Community & Economic Development
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Administrative Report & Decision
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Report of August 22, 2023 Page 48 of 49
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TRANSMITTED on August 22, 2023 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Air Locker Inc.
4810 D Street NW #103
Auburn, WA 98001
Kevin Broderick
Broderick Architects
55 S Atlantic ST, # 301, Seattle, WA 98134
TRANSMITTED on August 22, 2023 to the Parties of Record:
Kelli Price
Department of Ecology
15700 Dayton Ave N
Shoreline, WA 98133
Zanna Satterwhite
Department of Natural Resources and Parks
Wastewater Treatment Division
King Street Center, KSC-NR-5505
201 South Jackson Street
Seattle, WA 98104-3855
TRANSMITTED on August 22, 2023 to the following:
Vanessa Dolbee, Interim CED Administrator
Brianne Bannwarth, Development Engineering Director
Nathan Janders, 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 September 5, 2023. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). 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. The appeal submitted in person may be paid on the first floor in our Finance Department. 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.
EXPIRATION: The Conditional Use Permit decision will expire two (2) years from the date of decision. A single two
(2) year extension may be requested pursuant to RMC 4-9-030.
EXPIRATION: The Modification decisions will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
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
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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.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
ARB Flagship Store
Land Use File Number:
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Date of Report
August 21, 2023
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Kevin Broderick
Broderick Architects
55 S Atlantic ST, # 301,
Seattle, WA 98134
Project Location
720 Rainier Ave S (APN
1923059053)
The following exhibits are included with the Administrative report:
Exhibit 1-12: ERC Report and Exhibits
Exhibit 13: ERC Threshold Determination
Exhibit 14: Architectural Elevations
Exhibit 15: Street Modification Request
Exhibit 16: Parking Modification Request
Exhibit 17: Tree Credit Worksheet
Exhibit 18: Sound Transit Temporary Construction Easement
Exhibit 19: Public Comment from the King County Wastewater Treatment Division (WTD)
Exhibit 20: Temporary Parking Lot Plan, Renton Fire Authority Comments
DocuSign Envelope ID: D9B437AE-790D-4029-8662-F67F13AAFB4B