HomeMy WebLinkAboutD_Walker_Subaru_Service_Expansion_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: September 12, 2025
Project File Number: PR25-000031
Project Name: Walker's Renton Subaru Service Department Expansion
Land Use File
Number:
LUA25-000171, ECF, CU-A, SA-A, MOD
Project Manager: Alex Morganroth, Principal Planner
Owner: Dale Walker (D&C Investments, LLC), 3400 E Valley Rd, Renton, WA 98057
Applicant/Contact: John Manuel, HHJ Architects, PLLC, 601 St Helens Ave, Tacoma, WA 98402
Project Location: 519 SW 12th St, Renton, WA 98057 (APN 3340404265)
Project Summary: The applicant is requesting an Administrative Conditional Use Permit,
Administrative Site Plan Review, Environmental (SEPA) Review, and a Street
Modification to construct a 14,417 sq. ft. service shop addition and 1,216 sq. ft.
drive-through addition to the existing small vehicle service building on the
subject property located at 519 SW 12th St (APN 3340404265). The size of the
existing building and drive-through area totals approximately 22,140 sq. ft. The
92,600 sq. ft. (2.13 acres) property is located in the Commercial Arterial (CA)
zoning district and Auto Mall Area A overlay district. The site has a
Comprehensive Plan Land Use Designation of Commercial Mixed Use (CMU).
The proposed addition would add new service bay stalls, parts storage area, and
office space. Approximately 20 new parking stalls would be established on the
site. Access to the site would remain via the two (2) existing driveways off of
Seneca Ave SW and two (2) driveways off of SW 12th St. The applicant has
proposed the removal of five (5) trees. According to City of Renton (COR) Maps,
the site is located within a High Seismic Hazard Area. The applicant submitted a
Traffic Impact Analysis, a Drainage Report, an Arborist Report, and an
Environmental Checklist to evaluate the application.
Site Area: 2.13 acres
Docusign Envelope ID: 4CA7E9B7-5DBB-4BEE-95B9-42DBAB619DD5
City of Renton Department of Community & Economic Development
Walker's Renton Subaru Service Department Expansion
Administrative Staff Report
LUA25-000171, ECF, CU-A, SA-A, MOD
Report of September 12, 2025 Page 2 of 37
D_Walker's Renton Subaru Service Department Expansion_20250912_Final
B. EXHIBITS:
Exhibits 1-16: As shown in the Environmental Review Committee (ERC) Report
Exhibit 17: Environmental “SEPA” Determination, dated July 21, 2025
Exhibit 18: Administrative Report and Decision
Exhibit 19: Resolution No. 3457: Auto Mall Improvement Plan
C. GENERAL INFORMATION:
1. Owner(s) of Record: Dale Walker (D&C Investments, LLC), 3400 E
Valley Rd, Renton, WA 98057
2. Zoning Classification: Commercial Arterial (CA)
Auto Mall Area A
3. Comprehensive Plan Land Use
Designation:
Commercial Mixed Use (CMU)
4. Existing Site Use: Small vehicle repair associated with adjacent
auto-dealership
5. Critical Areas: High Seismic Hazard Area
6. Neighborhood Characteristics:
a. North: Small vehicle sales, Commercial Arterial (CA) zone and Commercial Mixed Use
(CMU) land use designation
b. East: Retail, Commercial Arterial (CA) zone and Commercial Mixed Use (CMU) land use
designation
c. South: Interstate 405 (I-405) right-of-way (ROW)
d. West: Vehicle storage, Industrial, Medium (IM) zone and Employment Area (EA) land use
designation
7. Site Area: 2.13 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 6153 12/09/2024
Zoning N/A 6154 12/09/2024
Site Plan Review LUA02-078 N/A 07/31/2002
S 180th Annexation A-002-59 1745 04/19/1959
Docusign Envelope ID: 4CA7E9B7-5DBB-4BEE-95B9-42DBAB619DD5
City of Renton Department of Community & Economic Development
Walker's Renton Subaru Service Department Expansion
Administrative Staff Report
LUA25-000171, ECF, CU-A, SA-A, MOD
Report of September 12, 2025 Page 3 of 37
D_Walker's Renton Subaru Service Department Expansion_20250912_Final
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. The site is located within the
Valley 196 Pressure Zone. There is an existing 6-inch (6”) water main in SW 12th St and an
existing 10-inch (10”) water main in Seneca Ave SW.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch (8”) gravity
wastewater main in SW 12th St and a 12-inch (12”) gravity wastewater main in Seneca Ave
SW. The applicant proposes to connect to the public sanitary sewer system within SW 12th
St. Sewer discharge from the proposed development will be conveyed through new service
lines routed around the proposed building footprint.
c. Surface/Storm Water: There is an existing 12-inch (12”) stormwater main on the east side of
Seneca Ave SW. There is an existing 12-inch (12”) stormwater main on the north side of SW
12th St. For parcel 3340404150, there is a private, on-site conveyance system, conveying
runoff to the north connecting to the conveyance system in SW 12th St. For parcel
3340404265, there is a private, on-site conveyance system, conveying runoff through a
private detention facility on the south side of the parcel before discharging to the southwest
of the parcel. Site topography is relatively flat and generally stormwater conveys from the
northwest to southeast. Seneca Ave SW and SW 12th St are both flat and runoff collected
within the street prisms of both streets is conveyed north and west to the intersection of
Seneca Ave SW/SW 12th St and to the north. While both basins are within the same overall
drainage basin and sub-basin (Black River drainage basin – Springbrook Creek sub-basin),
the discharge points of the street runoff versus on-site runoff does not converge with a
quarter (¼) mile downstream.
2. Streets: The subject site fronts SW 12th St, Seneca Ave SW, and Lind Ave SW. SW 12th St is
classified as a Commercial Access Street. SW 12th St, east of Seneca Ave SW, is classified as a
Commercial Access Street with an existing right-of-way (ROW) width of approximately 60 feet
(60’) per the King County Assessors map. Existing conditions include a 36-foot (36’) wide paved
section with sidewalks, planter strips, and curbs on both sides. The site lies within the Auto Mall
Improvement Plan area, which calls for a 24-foot (24’) paved roadway, a one-half-foot (0.5’) wide
curb, and five-foot (5’) wide sidewalk.
Seneca Ave SW is also classified as a Commercial Access Street with an existing ROW width of
60 feet (60’). The existing improvements include a 26-foot (26’) paved width, sidewalk, planter
strip, and curb on the project side. As with SW 12th St, the site is located within the Auto Mall
Improvement Plan area.
Lind Ave SW is classified as a four-lane Minor Arterial with an existing ROW width of 180 feet
(180’). The subject property abuts the I-405 bridge structure at this location, and the frontage is
characterized by steep embankments.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
Docusign Envelope ID: 4CA7E9B7-5DBB-4BEE-95B9-42DBAB619DD5
City of Renton Department of Community & Economic Development
Walker's Renton Subaru Service Department Expansion
Administrative Staff Report
LUA25-000171, ECF, CU-A, SA-A, MOD
Report of September 12, 2025 Page 4 of 37
D_Walker's Renton Subaru Service Department Expansion_20250912_Final
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: 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 4-3-040: Auto Mall District
b. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-070: Environmental Review Procedures
c. Section 4-9-200: Master Plan and Site Plan Review
d. Section 4-9-250: Variances, Waivers, Modifications, and Alternatives
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Utilities Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
May 28, 2025 and determined the application complete on June 4, 2025. The project complies
with the 100-day review period.
2. The project site is located 519 SW 12th St, Renton, WA 98057 (APN 3340404265).
3. The project site is currently developed with a small vehicle repair use associated with the
adjacent Subaru dealership. Improvements on the site include an existing 16,901 sq. ft. service
building and the associated surface parking.
4. Access to the site is provided via two (2) driveways on SW 12th St and two (2) driveways on Seneca
Ave SW. Cross-site access and circulation are proposed to be maintained. No new access points
are proposed.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan Land Use
Designation.
Docusign Envelope ID: 4CA7E9B7-5DBB-4BEE-95B9-42DBAB619DD5
City of Renton Department of Community & Economic Development
Walker's Renton Subaru Service Department Expansion
Administrative Staff Report
LUA25-000171, ECF, CU-A, SA-A, MOD
Report of September 12, 2025 Page 5 of 37
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6. The site is located within the Commercial Arterial (CA) zoning classification and Auto Mall Area A
Overlay district.
7. There are approximately 16 trees located on-site, of which the applicant is proposing to retain a
total of 11 trees.
8. The site is mapped with a High Seismic Hazard.
9. Approximately 300 cubic yards (cy) of material would be cut on-site and approximately 300 cy of
fill is proposed to be brought into the site to facilitate construction of the additions.
10. The applicant is proposing to begin construction in fall of 2025 and continue into 2026.
11. Staff received two (2) public comment letters (Exhibit 12). To address public comments, the
Environmental Review Committee reviewed the letters and included a mitigation measure related
to the comments in the Determination of Non-Significance – Mitigated issued on July 21, 2025
(Exhibit 17).
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 July 21, 2025, the Environmental Review Committee issued a Determination of Non-
Significance - Mitigated (DNS-M) for the Walker’s Subaru Service Department Expansion (Exhibit
17). The DNS-M included three (3) mitigation measures. A 14-day appeal period commenced on
July 21, 2025 and ended on August 4, 2025. No appeals of the threshold determination have been
filed as of the date of this report.
14. Based on an analysis of probable impacts from the proposal, the Environmental Review
Committee (ERC) issued the following mitigation measures with the Determination of Non-
Significance – Mitigated:
1. The project construction shall comply with the recommendations found in the Geotechnical
Engineering Report, prepared by Migizi Group and dated December 11, 2024, or future
addenda.
2. The applicant’s geotechnical engineer shall review the final Construction and Building Permit
plans to verify consistency with the report recommendations. A stamped letter shall be
provided to the City confirming that the plans meet the intent of the geotechnical
recommendations.
3. The applicant shall sample soil for arsenic and lead following the 2019 Tacoma Smelter
Plume Guidance. If lead or arsenic are found at concentrations above the Model Toxics
Control Act (MTCA) cleanup level, construction workers and employees on-site shall be
notified of their occurrence.
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 development and supports 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 maximization of uses and with cohesive site planning, landscaping,
signage, circulation, parking, and the provision of public amenity features. The proposal is
Docusign Envelope ID: 4CA7E9B7-5DBB-4BEE-95B9-42DBAB619DD5
City of Renton Department of Community & Economic Development
Walker's Renton Subaru Service Department Expansion
Administrative Staff Report
LUA25-000171, ECF, CU-A, SA-A, MOD
Report of September 12, 2025 Page 6 of 37
D_Walker's Renton Subaru Service Department Expansion_20250912_Final
compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval
are met:
Compliance Comprehensive Plan Analysis
Policy UT-19: Emphasize the use of stormwater management techniques,
including Low Impact Development (LID) techniques, to maximize water quality
and infiltration where appropriate. Require new developments located near
water bodies or generating runoff flowing into waterways to implement LID
techniques.
Goal LU-51: Require human-scale features such as pedestrian pathways,
quality landscaping, and public spaces that have discernible edges, entries,
and borders to create a distinctive sense of place in neighborhoods,
commercial areas, and centers.
Goal LU-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and which provide for respite, recreation, and sun/shade.
Goal LU-BB: Ensure new development supports a high quality of life with design
that is functional and attractive.
Goal LU-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 Auto Mall District. The proposal is compliant with the
following development standards, as outlined in RMC 4-2-120A, if all conditions of approval are
met:
Compliance CA Zone Development Standards and Analysis
Compliant if
CUP
approved
(See FOF 20)
Use: Small vehicle repair is a permitted use in the CA zone with an approved
Conditional Use Permit and subject to condition #2 that states all operations
shall be conducted entirely within an enclosed structure, and;
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.
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.
Docusign Envelope ID: 4CA7E9B7-5DBB-4BEE-95B9-42DBAB619DD5
City of Renton Department of Community & Economic Development
Walker's Renton Subaru Service Department Expansion
Administrative Staff Report
LUA25-000171, ECF, CU-A, SA-A, MOD
Report of September 12, 2025 Page 7 of 37
D_Walker's Renton Subaru Service Department Expansion_20250912_Final
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.
Additionally, in the CN or CV Zone, this use shall be associated
with a gas station.
Staff Comment: The existing use is a small vehicle service facility, which is
permitted within the CA zone and Auto Mall Area A Overlay with an approved
Administrative Conditional Use Permit (CUP). No record of an approved CUP
for the existing use exists and therefore a CUP is required for the expansion.
In addition, even if a previously approved CUP was obtained, the proposed
expansion would increase the area of the use by more than ten percent
(10%), which qualifies as a major revision and would require a new CUP (see
FOF 20 for CUP analysis).
The proposed expansion would enhance the functionality of an existing auto
dealership by increasing service capacity, reducing off-site vehicle storage,
and improving internal circulation through the addition. The use is consistent
with the intent of the overlay to promote high-quality, consolidated auto
services and is compatible with surrounding commercial and auto-related
uses.
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 parcel is approximately 92,600 sq. ft. (2.13
acres), which exceeds the minimum lot size requirement for the CA zone and
is sufficient to accommodate the proposed building expansion, access,
parking, and required landscaping.
Compliant if
Condition of
Approval is
met
Setbacks: The minimum front yard and 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
following criteria are met:
i. The perceived scale of the proposed structure that is created by the
reduced setback is compatible with the abutting structures and the
surrounding neighborhood; and
ii. The required street frontage landscaping identified in RMC 4-4-070F1 is
increased to fifteen feet (15') along all public street frontages with the
exception of walkways, driveways, programmed pedestrian plazas, and the
area of reduced setback; and
Docusign Envelope ID: 4CA7E9B7-5DBB-4BEE-95B9-42DBAB619DD5
City of Renton Department of Community & Economic Development
Walker's Renton Subaru Service Department Expansion
Administrative Staff Report
LUA25-000171, ECF, CU-A, SA-A, MOD
Report of September 12, 2025 Page 8 of 37
D_Walker's Renton Subaru Service Department Expansion_20250912_Final
iii. Enhanced landscaping, such as increased caliper size of trees,
increased container size of shrubs, and/or increased quantity or diversity of
plantings, is provided within the public right-of-way on the street frontage
abutting the reduced setback; and
iv. The project includes a public art installation, subject to review and
approval, with a minimum monetary value of one percent (1%) of the
assessed value of the proposed structure, or when the Administrator
determines that it is impractical to install public art on site, payment of a fee-
in-lieu may be approved in an amount of money approximating one percent
(1%) of the assessed value of the proposed structure; and
v. The design of the proposed structure complies with all of the following
requirements:
(a) Back of house facilities such as walk-in freezers, bathrooms,
breakrooms, storage rooms, or other rooms that do not contain windows, are
not located along any building facade that fronts a public street; and
(b) Floor to ceiling transparent windows are provided for at least fifty percent
(50%) of the ground floor building facade that fronts a reduced setback; and
(c) The proposed structure includes design features such as step-backs of
upper levels, changes in roof plane, and changes in roof form/slope in a
manner that serves to reduce the apparent bulk of the proposed structure;
and
(d) Canopies or similar design features are provided along any building
facade that fronts a public street, with emphasis provided to the primary
entry; and
(e) Structured parking is not located along any building facade that fronts a
reduced setback.
Alternatively, the minimum setback may be modified through the Site Plan
Review process if it can be demonstrated to the Administrator’s satisfaction
that the reduced setback would result in the protection and preservation of
Priority One trees, as identified in RMC 4-4-130H.1.b, that would otherwise
not practicably be retained without reduction of the minimum setback.
A maximum front yard and secondary front yard setback of 20 ft. is required.
The maximum setback may be modified through the site plan review process
if the applicant can demonstrate that the proposed development meets the
following criteria:
i. Orients development to the pedestrian through measures such as
providing pedestrian walkways beyond those required by the Renton
Municipal Code (RMC), encouraging pedestrian amenities, and supporting
alternatives to single-occupant vehicle (SOV) transportation; and
ii. Creates a low-scale streetscape through measures such as fostering
distinctive architecture and mitigating the visual dominance of extensive and
unbroken parking along the street front; and
Docusign Envelope ID: 4CA7E9B7-5DBB-4BEE-95B9-42DBAB619DD5
City of Renton Department of Community & Economic Development
Walker's Renton Subaru Service Department Expansion
Administrative Staff Report
LUA25-000171, ECF, CU-A, SA-A, MOD
Report of September 12, 2025 Page 9 of 37
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iii. Promotes safety and visibility through measures such as discouraging
the creation of hidden spaces, minimizing conflict between pedestrian and
vehicle traffic, and ensuring adequate setbacks to accommodate required
parking and/or access that could not be provided otherwise.
Alternatively, the maximum setback requirement may be modified if the
applicant can demonstrate that the above criteria cannot be met by
addressing the following criteria.
i. Due to factors including but not limited to the unique site design
requirements or physical site constraints such as critical areas or utility
easements, the maximum setback cannot be met; or
ii. One (1) or more of the above criteria would not be furthered or would be
impaired by compliance with the maximum setback; or
iii. Any function of the use which serves the public health, safety, or welfare
would be materially impaired by the required setback.
There are no minimum side or rear yard setbacks, except 15 feet if the lot
abuts or is adjacent to a lot zoned residential.
Staff Comment: The parcel is classified as a corner lot due to fronting Seneca
Ave SW (west) and SW 12th St (north). The site also includes approximately
110 linear feet (110') of frontage along Lind Ave SW to the east and
approximately 390 linear feet (390’) of frontage along I-405 to the south;
however, due to the significant grade differences, where the roadways sit
substantially higher than the site, it does not function as a typical street
frontage and therefore both meet the characteristics of side yards. Front yard
setbacks apply to the north and west sides of the building and side yard
setbacks apply to the south and west sides of the building. The proposed
expansion to the building occurs in two (2) separate areas including a 1,216
sq. ft. addition to the customer drive-through area (new total area of 3,490 sq.
ft.) adjacent to Seneca Ave SW and a 14,417 sq. ft. expansion to the existing
service bay to be located on the south side of the existing building (new total
area of 31,318 sq. ft.). Upon completion, the front yard setback (west) would
maintain the building’s existing approximate 11-foot (11’) setback, the
secondary front yard setback (north) would not change as a result of the
addition, the side yard setback (south) would be approximately 37 feet (37’),
while the other side yard setback (east) be approximately 146 feet (146’) (as
measured to Lind Ave SW). Therefore, the structure complies with the
setback requirements for the CA zone.
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
60 ft. if the building is mixed use.
Staff Comment: According to the site plan submitted with the application, the
building coverage for the proposed new dealership building and parking
canopy would be approximately 38% (34,808 sq. ft./91,368 sq. ft.). The
maximum height of the new dealership building would be approximately 18
Docusign Envelope ID: 4CA7E9B7-5DBB-4BEE-95B9-42DBAB619DD5
City of Renton Department of Community & Economic Development
Walker's Renton Subaru Service Department Expansion
Administrative Staff Report
LUA25-000171, ECF, CU-A, SA-A, MOD
Report of September 12, 2025 Page 10 of 37
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feet, 6 inches (18.5’) tall. As proposed, the new dealership portion of the
project complies with the height and building coverage requirements for the
CA zone. Compliance would be verified again at the time of formal Building
Permit application review.
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.
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.
Docusign Envelope ID: 4CA7E9B7-5DBB-4BEE-95B9-42DBAB619DD5
City of Renton Department of Community & Economic Development
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Administrative Staff Report
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Report of September 12, 2025 Page 11 of 37
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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, 51 and 99 spaces shall provide 25 sf of
landscaping per parking space, and 100 or more spaces shall provide 35 sf
of landscaping per parking space. Any interior parking lot landscaping area
shall be sized to dimensions of at least eight feet (8') by twelve feet (12').
Landscaping shall be dispersed throughout the parking area and shall
include a mixture of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses. At least one tree for every six (6)
parking spaces within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of
landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be
deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least
ninety percent (90%) coverage of the landscaped area within three (3) years
of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an
interior parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or
covered with a tree grate must be planted in ground cover plants, which may
include grasses. Mulch must be confined to areas underneath plants and is
not a substitute for ground cover plants.
Ground cover plants, other than grasses, must be at least the four-inch (4")
pot size, provided such plants have well-developed roots and are not root
bound or J-rooted; alternative standards may be applied pursuant to RMC 4-
4-070C. Area planted in ground cover plants, other than grass seed or sod,
must be planted in triangular spacing. Ground cover plants must be planted
at a density that will cover the entire area within three (3) years.
All shrubs must be of sufficient size and number to meet the required
standards within three (3) years of planting. Shrubs must be at least a two (2)
gallon container size at planting. Shrubs shall be in beds that include a layer
of mulch at least two inches (2") in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at
the time of planting must be fully branched and a minimum of six feet (6') in
height.
Except for trees with a tree grate, trees shall include a mulch ring that has a
depth of at least three inches (3") and is at least three feet (3') in radius
around the tree.
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Report of September 12, 2025 Page 12 of 37
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A permanent built-in irrigation system with an automatic controller shall be
installed, used, and maintained in working order in all landscaped areas.
Staff Comment: Auto-sales and other similar auto-related uses in the Auto
Mall Area A District are subject to the development standards, including for
landscaping, for Auto Mall Area Overlay Districts in RMC 4-3-040D. See FOF
17: Auto Mall Area A Overlay District, Landscaping below for a complete
landscaping analysis.
Tree Retention: The City’s adopted Tree Retention and Land Clearing
Regulations (4-4-130) require the retention of 30 percent of trees in a
commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous
canopy; significant trees on slopes greater than twenty percent (20%);
significant trees adjacent to critical areas and their associated buffers; and
significant trees over sixty feet (60') in height or greater than eighteen inches
(18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and other
significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees
have been evaluated for retention and are not able to be retained, unless the
alders and/ or cottonwoods are used as part of an approved enhancement
project within a critical area or its buffer.
Staff Comment: According to the Arborist Report (Exhibit 11) and Landscape
and Irrigation Plan (Exhibit 4) submitted by the applicant, a total of 16
significant trees are located across the entire project site. The applicant has
proposed the retention of ten (10) maple trees ranging in size from eight (8) to
17 inches diameter at breast height (DBH), and one (1) eight-inch (8”) DBH
cherry tree. The majority of the retained trees are located around the
perimeter of the site and provide a robust screen from the ROW. All five (5)
trees proposed for removal are flowering cherry species ranging in size from
six to eight inches (6-8”) DBH. The trees proposed for removal are located in
the footprint of the service area expansion. Based on the removal of five (5)
trees, the applicant has proposed a retention rate of 68.7% (5 / 16 = .687) and
therefore complies with the tree retention requirement for the site.
Compliant if
Condition of
Approval is
met
Refuse and Recycling: In manufacturing and other nonresidential
developments, a minimum of three (3) square feet per every one thousand
(1,000) square feet of building gross floor area shall be provided for
recyclables deposit areas and a minimum of six (6) square feet per one
thousand (1,000) square feet of building gross floor area shall be provided for
refuse deposit areas. A total minimum area of one hundred (100) square feet
shall be provided for recycling and refuse deposit areas.
Staff Comment: Based on the proposal for a total of approximately 37,773 sq.
ft. of gross floor area, 340 sq. ft. of refuse and recycle area is required to be
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Administrative Staff Report
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Report of September 12, 2025 Page 13 of 37
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provided (37,773 sq. ft. / 1,000 sq. ft. x 9 sq. ft.). Based on the measurements
provided by the applicant, a new enclosure providing approximately 281 sq.
ft. of space is proposed on the new dealership site near the southeast corner
of the existing service building. Therefore, staff recommends, as a condition
of approval, the applicant shall submit a revised site plan with the Building
Permit application that identifies one (1) or more refuse and recyclables
enclosures compliant with the size requirements in RMC 4-4-090E.3 or
obtain modification approval to reduce the minimum size requirement. The
refuse and recycling enclosure(s) shall be sized based on the combined
square footage of both dealerships to ensure adequate space is provided.
The revised site plan or modification shall be reviewed and approved by the
Current Planning Project Manager prior to Building Permit approval.
No residential lots are adjacent to the sites and therefore the 50-foot (50’)
separation from residential lots is not applicable.
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 project site is bounded by SW 12ᵗʰ St to the north,
Seneca Ave SW to the west, Lind Ave SW to the east, and I-405 to the south.
Due to these site constraints, no cross-site vehicular access to adjacent
properties is physically feasible. Vehicle access is instead provided through
two (2) driveways along SW 12ᵗʰ St and two (2) driveways along Seneca Ave
SW, which distribute traffic evenly across the site. These access points allow
for efficient ingress and egress, minimize congestion at any single location,
and provide adequate circulation for both customers and service vehicles.
Given the site’s configuration and surrounding transportation network, staff
finds that the lack of site-to-site access is justified, and that the proposed
driveway access points provide sufficient vehicular circulation consistent
with city standards.
The existing site has two (2) driveways off of SW 12th St and two (2) driveways
off of Seneca Ave SW. According to driveway standards contained in RMC 4-
4-080, no more than one (1) driveway is allowed for each 165 feet (165’) of
street frontage serving any one (1) property or among properties under unified
ownership or control. With a total street frontage of approximately 979 linear
feet (979’) across both sites, a total of six (6) driveways are permitted.
Therefore, the proposed access plan for the site complies with the driveway
requirements in the CA zone.
Parking: Parking regulations require that a minimum of 2.5 spaces per 1,000
sq. ft. is provided for the service area.
Standard parking stall dimensions are 8 feet by 20 feet, compact stall
dimensions are 8 ½ feet by 16 feet.
Staff Comment: Based on a total service area of 31,318 sq. ft., the required
parking for the expanded service facility is 78 stalls, calculated at 2.5 spaces
Docusign Envelope ID: 4CA7E9B7-5DBB-4BEE-95B9-42DBAB619DD5
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Report of September 12, 2025 Page 14 of 37
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per 1,000 sq. ft. of gross floor area (31,318 sq. ft. / 1,000 sq. ft. x 2.5 spaces).
The drive-through area was not included in the area as it will only serve as a
temporary space for customers and their vehicles. In accordance with RMC
4-4-080, the applicant has requested a 25 percent (25%) parking reduction
as part of the site plan review application, resulting in a total requirement of
59 stalls. The applicant proposes to provide 59 non-display parking stalls on-
site, thereby meeting the minimum required if the reduction is approved.
The proposed parking supply is distributed as follows: 12 standard stalls and
2 ADA-accessible stalls designated for customer parking; 20 standard
service stalls (9’x18’) and nine (9) compact service stalls (9’x16’); and 16 staff
stalls (8’x18’). This mix of stall types and dimensions is consistent with code
requirements, and ADA stalls have been located near building entrances for
accessibility.
Given the scale of the dealership expansion and the number of service bays,
staff finds the proposed parking to be adequate to serve employees and
customers and supports the request for a 25 percent (25%) reduction.
Therefore, the proposal complies with the parking requirements for the CA
zone.
Compliant if
condition of
approval is
met
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten
percent (10%) of the number of required off-street vehicle parking spaces.
Staff Comment: Based on the minimum vehicle parking requirement of 59
stalls (after applying the 25% reduction for service bays), the applicant is
required to provide a minimum of six (6) bicycle parking spaces (10% of 59 =
5.9). Bicycle parking must be designed and located in accordance with RMC
4-4-080F.11, which requires racks to be securely anchored, accessible, and
located near primary building entrances without conflict from vehicle
circulation or parking areas.
No bicycle parking was shown on the plans and therefore staff cannot
confirm compliance with the City’s bicycle parking standards, including
required clearances, weather protection, and rack design. Therefore, staff
recommends, as a condition of approval, the applicant shall provide detailed
plans for a minimum of six (6) bicycle parking spaces meeting the standards
of RMC 4-4-080F.11. The design, specifications, and placement of the
bicycle parking shall be submitted for review and approval by the Current
Planning Project Manager prior to Civil Construction Permit issuance.
Compliance
not yet
demonstrated
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the
lot provided the fence, retaining wall or hedge does not stand in or in front of
any required landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of
retaining walls abutting public rights-of-way.
Staff Comment: The applicant proposes to install chain-link security fencing
at the rear (south) of the site as well as on the east side of the site (Exhibit 2).
The height of the fence is not indicated on the plans. The applicant shall
Docusign Envelope ID: 4CA7E9B7-5DBB-4BEE-95B9-42DBAB619DD5
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Report of September 12, 2025 Page 15 of 37
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17. Auto Mall Area A Overlay District: The Auto Mall Area A Overlay District is intended to implement
the Renton Auto Mall Improvement Plan by guiding the redevelopment of the Auto Mall District.
Properties within Area A include those properties bounded by I-405 to the south, Rainier Ave S to
the east, SW Grady Way to the north, and Seneca Ave SW to the west. The proposal is compliant
with the following development standards, as outlined in RMC 4-3-040, if all conditions of
approval are met:
Compliance Automall Area A Overlay District Development Standards and Analysis
Use: All uses permitted by the underlying zoning are permitted in the Auto
Mall Area A Overlay District.
Staff Comment: See FOF 16: Zoning Development Standards Compliance,
Use and FOF 20: Conditional Use Analysis.
Service Area Orientation: Service areas shall not face public street
frontage.
Staff Comment: The entries of the new service area expansion would be
located at the rear (south) side of the existing building and would not face or
be visible from a public street. The existing service area is accessed via doors
on the eastside of the building which are mostly hidden from the public street
due to their setback from the street. All service work would be completed at
the rear of the building and the service drive-through area would utilize roll-
up garage doors with glazing in order to visually screen the drive-in area when
on the site. Therefore, the location of the new service area and service area
addition meets the intent of the orientation requirement in the overlay district
by reducing the overall impact of the use on the surrounding environment.
Compliant if
Condition of
Approval is
Met
Landscaping: A 15-foot-wide landscape strip along street frontages for lots
that abut Lind Ave SW, SW Grady Way, Talbot Road S, East Valley Road, or
Rainier Ave S. This frontage requirement is in lieu of the frontage requirement
listed for the zone in chapter 4-2 RMC. Unimproved portions of the right-of-
way may be used in combination with abutting private property to meet the
required 15-foot landscape strip width.
The landscaping shall include a minimum 30-inch-high berm and red maples
(Acer rubrum), or other equivalent tree species required or approved by the
Administrator on the City’s Approved Tree List per RMC 4-4-070L, planted 25
feet on center.
Minimum 2.5% of the gross site area shall be provided as on-site
landscaping. Landscaping shall be consolidated and located at site entries,
building fronts, or other visually prominent locations as approved through
the site plan development review process. Minimum landscaping may be
reduced to 2% of the gross site area where bioretention, permeable paving,
or other low impact development techniques consistent with the Surface
Water Design Manual are integrated.
demonstrate compliance with the fence requirements at the time of Building
Permit submittal.
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All landscaping is subject to maintenance pursuant to RMC 4-4-070P.
Staff Comment: The applicant submitted a Landscape and Irrigation Plan
prepared by Nature by Design (Exhibit 4). Landscaping on the site would
consist of a combination of existing land areas adjacent to Seneca Ave SW
and SW 12th St and new landscape island areas near the new addition.
Existing azalea, arborvitae, and escallonia shrubs are present on the site, as
well as maple and flowering cherry trees between the building and sidewalk.
A plant schedule included with the landscape plan includes four (4) Bonfire
sugar maple trees, 16 Hamein fountain grass shrubs, and 20 Goldfinger
cinquefoil shrubs.
Landscape strips are present between the existing building and the SW 12th
St and Seneca Ave SW ROWs. The landscape strips are currently planted
with trees but no groundcover. In addition, staff cannot confirm compliance
with the minimum two and one-half percent (2.5%). Therefore, staff
recommends, as a condition of approval, the applicant submit a revised
landscape plan identifying on-site landscaping that totals a minimum of two
and one-half percent (2.5%) of the site area. The revised landscape plan shall
be reviewed and approved by the Current Planning Project Manager prior to
Civil Construction Permit issuance.
N/A
Wheel Stops: If frontage landscaping is relocated, then permanent wheel
stops or continuous curbs must be installed a minimum of 2.5 feet from
sidewalks to prevent bumper overhang of sidewalks. Where these
requirements differ from the requirements of the parking, loading and
driveway regulations of chapter 4-4 RMC, these requirements shall govern.
Customer Parking: Customer parking shall be designated and striped near
entry drives and visible from public streets. Where possible, customer
parking shall be combined with abutting dealership customer parking and
shared access. Where these requirements differ from the requirements of
the parking, loading and driveway regulations of chapter 4-4 RMC, these
requirements shall govern.
Staff Comment: Existing customer parking is located at the northwest corner
of the existing dealership between the building and the intersection of
Seneca Ave SW and SW 12th St. Street parking is also available on both
Seneca Ave SW and SW 12th St.
Compliant if
Modification
approved
under FOF 21
Auto Mall Right-of-Way Improvement Plan Coordination: Development
shall be coordinated with the adopted right-of-way improvement plan which
addresses gateways, signage, landscaping, and shared access.
Staff Comment: See analysis under FOF 21: Modification Analysis.
Compliant if
Modification
Auto Mall Improvement Plan Compliance: All development shall
coordinate with the AutoMall Improvement Plan adopted by Resolution No.
3457. The plan addresses potential street vacations, right-of-way
improvements, area gateways, signage, landscaping, circulation, and
shared access.
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approved
under FOF 21
Staff Comment: See analysis under FOF 21: Modification Analysis.
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 site topography is almost completely flat with an average
slope of approximately four percent (4%) across the site. City of Renton (COR)
maps has identified the site is within a High Seismic Hazard Area. The applicant
has proposed approximately 300 cubic yards (cy) of cut and 300 cubic yards
(cy) of fill (Exhibit 2).
The applicant submitted a Geotechnical Engineering Report, dated December
11, 2024, prepared by Migizi Group, Inc. (Exhibit 9). The applicant’s
geotechnical engineer completed a geotechnical investigation on November 4
and 5, 2024. The investigation program included surface reconnaissance of the
site and advancement of five (5) hollow stem auger borings to depths ranging
from approximately 21.5 feet (21.5’) to 31.5 feet (31.5’). Three (3) borings were
located adjacent to the existing facility, and two (2) were located toward the
perimeter of the property. According to the report, the borings revealed
relatively consistent subgrade conditions consisting of an asphalt section
underlain by loose to medium dense non-native gravelly sand subbase. Native
soils beneath this fill include very soft silts and sands, grading to coarser,
medium dense sands and gravels at approximately 20 feet (20’) to 23 feet (23’)
below grade.
The applicant’s geotechnical engineer provided detailed recommendations for
site preparation and structural support, including but not limited to: over-
excavation of spread footing subgrades to depths of three to five feet (3’ to 5’)
and installation of engineered structural fill bearing pads; over-excavation of
slab-on-grade floors to a minimum depth of two feet (2’) with compacted
structural fill; over-excavation of pavement subgrades to a minimum depth of
12 inches (12”) with properly compacted subbase; implementation of
perimeter drainage systems; temporary dewatering measures; and erosion and
sediment control best practices.
As such and due to the mapped High Seismic Hazard Area, the Environmental
Review Committee issued a Determination of Non-Significance – Mitigated
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(Exhibit 17), with two (2) mitigation measures related to compliance with the
Geotechnical Report.
Therefore, staff recommends as a condition of approval, the applicant shall
comply with the three (3) mitigation measures included as part of the
Determination of Non-Significance - Mitigated (DNS-M) issued by the Renton
Environmental Review Committee on July 21, 2025:
1. The project construction shall comply with the recommendations found in
the Geotechnical Engineering Report, prepared by Migizi Group and dated
December 11, 2024, or future addenda.
2. The applicant’s geotechnical engineer shall review the final construction
and Building Permit plans to verify consistency with the report
recommendations. A stamped letter shall be provided to the City confirming
that the plans meet the intent of the geotechnical recommendations.
3. The applicant shall sample soil for arsenic and lead following the 2019
Tacoma Smelter Plume Guidance. If lead or arsenic are found at
concentrations above the Model Toxics Control Act (MTCA) cleanup level,
construction workers and employees on-site shall be notified of their
occurrence.
19. Site Plan Review: Pursuant to RMC 4-9-200B, 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 4-9-200E.3
the following table contains project elements intended to comply with level of detail needed for
Site Plan requests:
Compliance Site Plan Criteria and Analysis
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 15, Comprehensive Plan
Analysis.
Compliant
if
Conditions
of Approval
are FOF 16
is Met
b. Zoning Compliance and Consistency.
Staff Comment: See previous discussion under FOF 16, Zoning Development
Standard Compliance.
N/A
c. Design Regulation Compliance and Consistency.
Staff Comment: Due to the Automall District overlay and the proposed vehicle
sales use, the proposed project is not located in a Design District pursuant to
RMC 4-3-100B.1.b.iv.
N/A d. Planned action ordinance and Development agreement Compliance
and Consistency.
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Staff Comment: Not applicable.
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of
development on a particular portion of the site.
Staff Comment: The applicant proposes to construct a 14,417 sq. ft. service
shop addition and a 1,216 sq. ft. drive-through addition to the existing Walker
Subaru service and repair facility. These additions are single-story and modest
in scale relative to the existing structure and the overall 2.13-acre project site.
The combined additions are appropriately scaled for a service and repair facility
and consistent with the types of service and repair buildings found throughout
the Auto Mall Area A Overlay District, which is intended to accommodate and
concentrate vehicle sales and related services. The site layout ensures that
development is well-distributed, with large areas of surface parking,
landscaping, and drive aisles surrounding the buildings. The additions would not
result in a visual overconcentration of structures on the site, nor would they
appear out of scale with adjacent auto-related uses, including other dealerships
and service centers. Therefore, staff finds that the proposed development
would not result in an overscale structure or overconcentration of development
on the site.
Circulation: Providing desirable transitions and linkages between uses,
streets, walkways and adjacent properties.
Staff Comment: The proposed site layout provides clear and functional
circulation for both vehicles and pedestrians. Two (2) driveways are maintained
on SW 12th St and two (2) on Seneca Ave SW, which allow ingress and egress
from both frontages and helps disperse traffic across the site. Internal
circulation between the new service shop addition and the new customer drive-
through area is accommodated via cross-site access, ensuring continuity of
movement across the property. The new drive-through addition would provide
additional capacity and increase the number of customer cars that can be
safely funneled into the service area.
Pedestrian connectivity provided by the existing sidewalks along Seneca Ave
SW and SW 12th St provides a safe and accessible link between the public ROW
and the site. A pedestrian crosswalk would connect the public sidewalk to
walkways abutting the building, leading directly to the main customer entry
point. The circulation system has been designed to balance operational needs
of the dealership with pedestrian safety, while also integrating seamlessly with
the surrounding development pattern. Therefore, staff finds the proposed
circulation system provides desirable transitions and linkages between uses,
streets, walkways, and adjacent properties.
See “Vehicle Access” under FOF 16: Zoning Development Standard
Compliance for additional circulation analysis.
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.
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Staff Comment: A new 280 sq. ft. refuse and recycling enclosure is proposed
near the southeast corner of the existing service building (Exhibit 5). The six-foot
(6’) tall enclosure would be constructed of metal siding to match the building
siding and would not be visible from a public ROW. New rooftop mechanical
equipment is limited to standard HVAC equipment on the south side of the
existing building that appears to be behind the existing building. Rooftop
screening would be fully evaluated for consistency with RMC 4-4-095 at the time
of Building Permit review. The proposed design minimizes visibility of service
functions from adjacent public right-of-way and complies with applicable
screening and compatibility standards.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: Due to the location of the site within a primarily industrial area
near a large highway, limited meaningful natural features are present on or near
the site. Development of the site would not significantly impact any of the
limited views in the immediate area.
Landscaping: Using landscaping to provide transitions between developments
and surrounding properties to reduce noise and glare, maintain privacy, and
generally enhance the appearance of the project.
Staff Comment: Landscaping proposed across the project is generally
acceptable and would help break up the expanse of surface parking required by
the use. See discussion under FOF 17: Auto Mall Area A Overlay District,
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: No lighting specifications were indicated on the utilities or site
plan and no separate lighting plan was submitted. Therefore, staff recommends
as a condition of approval, the applicant shall submit a lighting plan that
demonstrates compliance with Renton Municipal Code and provide enough
light for safety but does not provide excessive light across the site that would
impact adjacent properties, at the time of Construction Permit review.
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed additions are located on the east and south sides
of the existing building, oriented perpendicular to SW 12th St and generally
concentrated near the center of the site. The building is set back from the public
right-of-way and its location is buffered by existing mature trees. The new
service area additions service bay doors are oriented toward I-405 with no
exposure to any sensitive land uses. Given the commercial and automobile-
focused nature of surrounding development, including adjacent dealership and
service center uses, noise and privacy impacts are expected to be minimal.
Additionally, the overall site is located within the Auto Mall overlay and adjacent
Docusign Envelope ID: 4CA7E9B7-5DBB-4BEE-95B9-42DBAB619DD5
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to I-405, where ambient noise levels are already elevated and commercial
activity is prevalent.
The proposed additions to the existing service building does not significantly
alter the building’s orientation or interface with surrounding properties.
Because the addition is moderate in scale and does not abut residential or
sensitive uses, staff finds that the proposed structure placement achieves
reasonable privacy and noise attenuation.
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 proposed 14,417-square-foot service shop addition and
1,216-square-foot drive-through addition are designed as single-story
structures that complement the existing service building in scale, height, and
architectural character. Their low profile with a flat roof or low gable roof is
consistent with the horizontal building forms typical of automobile dealerships
and service facilities within the Commercial Arterial (CA) zone and Auto Mall
Overlay. The site is relatively flat, lacks prominent natural features, and is not
located near mapped critical areas, scenic viewpoints, or significant natural
amenities. As a result, the project does not adversely affect views, vistas, or
natural characteristics.
The proposed additions are proportional to the overall site size of just over two
(2) acres and are subordinate to the existing primary dealership building. The
smaller drive-through addition is carefully integrated with the existing drive-
through area, maintaining consistency in scale and massing, with glazing
incorporated into the street-facing facade. Adequate building setbacks,
landscaping, and circulation areas have been incorporated to soften the
appearance of the buildings and ensure compatibility with the surrounding
auto-oriented development pattern.
Sunlight access, prevailing winds, and pedestrian orientation would not be
negatively impacted. Pedestrian and vehicle needs are accommodated through
direct pedestrian connections to building entrances and circulation systems
that safely manage both customer and service vehicle traffic. Staff concludes
that the proposed structures are appropriately scaled in relation to the
surrounding built environment and existing site conditions.
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: Limited natural features are present on either site due to their
locations in a highly urbanized, auto-centric area. The sites are generally flat and
therefore require minimal cutting or filling. Existing vegetation on the site is
generally located in parking lot landscape islands. Impervious surface at the
existing site would remain largely unchanged as a result of the addition. Due to
the nature of the use, impervious surface levels are typically high but can be
offset through strategic landscaping in the parking areas as proposed by the
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applicant. See FOF 17, Auto Mall Area A Overlay District, Landscaping for
additional analysis.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces,
and generally to enhance the appearance of the project. Landscaping also
includes the design and protection of planting areas so that they are less
susceptible to damage from vehicles or pedestrian movements.
Staff Comment: See FOF 17: Auto Mall Area A Overlay District, Landscaping.
g. Access
Location and Consolidation: Providing access points on side streets or
frontage streets rather than directly onto arterial streets and consolidation of
ingress and egress points on the site and, when feasible, with adjacent
properties.
Staff Comment: See FOF 16: Zoning Development Standard Compliance,
Vehicle Access.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and
pedestrian access points, drives, parking, turnarounds, walkways, bikeways,
and emergency access ways.
Staff Comment: The site has been designed to provide a safe and efficient
internal circulation system that accommodates customer, employee, and
service vehicle traffic while also providing for pedestrian access and emergency
response needs. Vehicular circulation is supported by four (4) existing
driveways—two (2) along SW 12th St and two (2) along Seneca Ave SW, that
distribute traffic evenly and minimize congestion at any single access point. A
drive aisle with a minimum width of 20 feet (20’) is proposed to loop around the
expanded building, creating clear circulation patterns for customer drop-off,
service access, and emergency vehicle maneuvering. The aisle width complies
with City standards for two-way traffic and fire apparatus access.
Pedestrian circulation is provided via the existing sidewalks along the Seneca
Ave SW and SW 12th St frontages. An existing pedestrian walkway leading to the
customer entrance on the northside of the existing service building would not be
altered and ensures ADA-compliant and safe pedestrian access from the main
customer parking area.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: All loading and delivery is anticipated to occur on the southside
of the building near the proposed roll up doors.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and
access.
Staff Comment: A bus stop with access to the King County Metro F Line route
going to and from the Renton Transit Center is located only a block west of the
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project site. No bike racks are proposed, limiting the ability for cyclists to safely
secure their bike when visiting or working at the site. See recommended
condition of approval related to the provision of bicycle parking 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 “Internal Circulation” under criterion ‘g’.
h. Open Space: Incorporating open spaces to serve as distinctive project
focal points and to provide adequate areas for passive and active
recreation by the occupants/users of the site.
Staff Comment: Due to the type of use proposed, significant passive or active
recreation is unlikely to occur on the site. However, the existing treed area
between the new drive-through addition and Seneca Ave SW serves as a small
open space that provides customers or employees a place to relax outdoors on
the site.
i. Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: The proposed structure would not block view corridors to
shorelines or Mt. Rainier. The public access requirement is not applicable to the
proposal.
j. Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
Staff Comments: See “Natural Features” under criterion ‘e’ above.
k. Services and Infrastructure: Making available public services and
facilities to accommodate the proposed use.
Staff Comments: The proposal does not include any new public services or
facilities as part of the project. However, the site is in close proximity to a large
Collector Arterial Street (S Grady Way) that would adequately accommodate
vehicular traffic to and from the site. In addition, the nearest bus stop is less
than one-quarter (¼) mile away where a RapidRide bus route (the F Line)
provides access to the Renton Transit Center, Southcenter area, and The
Landing.
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 (Exhibit 16). A Fire Impact Fee,
based on a rate of $0.66 per sq. ft. would be applicable to the proposal. In
addition, a minimum of four (4) fire hydrants are required for building additions
including one (1) within 150 feet (150’) of the structure and three (3) within 300
feet (300’) of the structure. In addition, one (1) hydrant is required within 50 feet
(50’) of all fire department connections for the fire sprinkler system.
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Water and Sewer.
Staff Comment: Based on the information submitted with the land use
application and the Engineering Division’s preliminary review, water service
would be provided by the City of Renton. The site lies within the Valley 196
Pressure Zone. There are existing water mains in SW 12th St and Maple Ave SW,
including a six-inch (6”) main in SW 12th St that would require replacement with
a minimum 12-inch (12”) ductile iron water main, per City code and the adopted
Water System Plan. The new 12-inch (12”) water main would extend from
Seneca Ave SW to approximately 50 feet (50’) west of the intersection of SW 12th
St and Lind Ave SW, resulting in a total replacement length of approximately 400
feet (400’). This improvement is required to meet current flow demands and
ensure adequate fire protection.
The applicant proposes relocation of existing on-site water mains to provide the
required 10-foot (10’) horizontal separation from building foundations. A 15-foot
(15’) utility easement would be required for the relocated mains, fire hydrants,
and water meters. Utility infrastructure is located within the former SW 13th St
right-of-way, which was vacated under Ordinance 4942. Following the
relocation of water infrastructure, the applicant shall request release or
vacation of any obsolete utility easements, which must occur prior to issuance
of final occupancy.
Additional fire hydrants are needed to serve the project. The applicant has not
yet submitted a fire hydrant spacing exhibit demonstrating compliance with fire
code requirements. Additional or relocated hydrants may be required based on
review of spacing, and all existing hydrants counted toward the minimum
requirement shall include STORZ fittings if not already equipped. A hydrant is
required within 50 feet (50’) of the fire department connection (FDC) for the
proposed new dealership building. Direct access to the fire sprinkler riser room
is also required.
Sewer service is provided by the City of Renton. An existing 8-inch (8”) gravity
sanitary sewer main is located in SW 12th St. The applicant proposes to abandon
an existing sewer main that runs east to west through a public utilities easement
located in the rear parking area of the current service center, and instead, install
a new sewer main along the eastside of the building that would connect to the
existing sewer main in SW 12th St. The new public sewer main would be required
to be placed within a 15-foot (15’) wide public utility easement. Abandonment
of the existing main shall be completed in accordance with City standards,
including capping any existing side sewers, and rechanneling the existing
manhole in Seneca Ave SW. In addition, the applicant would also be required to
coordinate the release or vacation of any easements associated with the
abandoned line prior to issuance of final occupancy.
The applicant is required to provide individual side sewer connections to each
building. These connections shall be direct (i.e., not via a manhole), meet City
standards for minimum slope and pipe diameter (six-inch [6”] minimum at two
percent [2%] slope), and flow by gravity to the main. Existing stubs may be
reused if video inspections confirm conformance with standards and
compatibility with proposed development. Sewer service to the existing building
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at 505 SW 12th St shall be cut and capped in accordance with City standards
following demolition. The applicant shall ensure continuous sewer service is
maintained for the existing building at 501 SW 12th St to the maximum extent
feasible during construction. A permanent and accessible connection to the
new main shall be provided to avoid prolonged service interruption.
As the proposed use includes vehicle maintenance, all existing and new floor
drains located within the proposed service building expansion must discharge
through an oil-water separator (OWS) prior to connecting to the sanitary sewer.
The OWS shall be sized in accordance with the Uniform Plumbing Code based
on fixture units and must be located on-site where it can be accessed for routine
maintenance. The preliminary civil plans indicate the existing OWS would be
relocated outside the footprint of the new addition and connected to the
proposed sewer main. The applicant shall verify the sizing of the existing
separator meets current standards and upgrade as necessary. Full design
details would be reviewed during the Civil Construction Permit review process.
The applicant is also proposing expansion of the covered service drive-through.
This requires extension of the existing sewer encasement beyond the limits of
the new covered area. Record drawings from 2002 indicate a PVC wye
connecting into a manhole at the end of the encasement, but no such manhole
was observed during video inspections. The video also showed continuous clear
running water. Further investigation would be required at the Civil and Building
Permit stage to confirm the nature of this connection and whether mitigation or
re-plumbing is necessary to ensure that stormwater is not discharging into the
sanitary sewer. Per City code, runoff from the covered drive-through area must
be directed into the sanitary sewer via an OWS, while runoff from outside the
covered area must be directed to the stormwater system. The preliminary plans
do not clearly demonstrate compliance with this requirement and would be
evaluated during Building and Civil Permit review.
Refuse and recycling areas must also be covered and shall include interior
drains connected to the sanitary sewer system through an OWS. This
requirement would be confirmed and enforced through Civil Plan Review if
upgrades to the enclosure are required through the Land Use or Building Permit
process.
The development is not anticipated to be subject to wastewater system
development charges unless the existing water meter on-site is required to be
upsized to meet the demand of additional fixtures and space.
The existing and proposed water and sewer utility lines would be evaluated at
the time of formal Building Permit application review, but are anticipated to be
adequate for service to the new additions.
Drainage.
Staff Comment: The applicant submitted a Preliminary Drainage Plan and
Technical Information Report (TIR) prepared by AHBL and dated March 2025
(Exhibits 6 and 8). The report analyzes the site’s existing and proposed surface
water collection, conveyance, and treatment. The subject property generally
slopes with minimal grade changes and drains primarily to the southeast
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corner. Based on the City of Renton’s flow control map, the site falls under the
Peak Rate Flow Control Standard (Matching Existing Conditions) and is located
within the Black River–Springbrook Creek Drainage Basin.
The development is subject to a Full Drainage Review in accordance with the
2022 Renton Surface Water Design Manual (RSWDM). All nine (9) core
requirements and six (6) special requirements have been addressed in the
report. The applicant proposes to connect site drainage to the City’s public
storm drainage system in Seneca Ave SW and to incorporate an on-site storm
drainage bioswale and detention system in the southeast corner of the site.
Additionally, the northwest portion of the site is proposed to be diverted to
Seneca Ave SW, replacing the current configuration where runoff passes
beneath the existing service drive-through area.
The project is located within a basin where flow control matching existing
conditions applies. Since the majority of the site is already developed with
impervious surfaces and the project primarily replaces these surfaces, a flow
control exemption applies (Core Requirement #3 – 0.15 cfs exemption).
However, the site currently contains an existing detention pond that must be
verified to ensure that the pond and associated flow control structure are sized
appropriately and remain in proper working condition prior to issuance of
building permits. Final review and verification of flow control requirements
would occur during the Civil Construction Permit review to confirm compliance
with the 2022 RSWDM.
To satisfy Core Requirement #8, the applicant proposes to use a new Stormfilter
catch basin (CB) and the existing bioswale for enhanced basic water quality
treatment. The new Stormfilter CB is proposed for the northwest corner
connection to the Seneca Ave SW system, while the existing bioswale serves the
southern property line. However, the existing bioswale does not meet current
“Enhanced Basic Water Quality” requirements. The applicant must either
upgrade the existing bioswale to a treatment facility that meets current
standards, use a treatment train, or demonstrate that there is less than 5,000
sq. ft. of replaced pollution-generating impervious surface by confirming that
the building expansion’s roofing material is non–pollution generating. Although
the northwest parking diversion area is under 5,000 sq. ft., the area previously
discharged to a water quality facility; therefore, staff concurs that a new
Stormfilter CB is appropriate. Final water quality measures would be confirmed
during the Civil Construction Permit review to ensure compliance with the 2022
RSWDM (Exhibit 16).
On-site Best Management Practices (BMPs) to meet Core Requirement #9
would be required for the project. The TIR states that infiltration-based BMPs are
infeasible due to underlying soil and groundwater conditions. However, the
feasibility of partial infiltration options, bioretention, permeable pavement,
perforated pipe systems, or rain gardens must still be fully analyzed. Final BMP
feasibility would be confirmed during Civil Construction Permit review.
The development is subject to a system development charge (SDC) for
stormwater, which is currently $0.94 per square foot of new impervious surface
area, with a minimum charge of $2,350. The applicable SDC would be assessed
and collected at the time of Construction Permit issuance.
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A Construction Stormwater General Permit from the Department of Ecology
may be required if clearing and grading exceeds one (1) acre. The applicant shall
confirm with the Department of Ecology whether the permit is needed. A
Stormwater Pollution Prevention Plan (SWPPP) is required and would be
reviewed with the Civil Construction Permit. It is anticipated that the
requirements set forth by the 2022 RSWDM, or a future stormwater manual
adopted by the City of Renton, would be sufficient to mitigate stormwater
impacts generated by the proposed development.
Transportation.
Staff Comment: The applicant submitted a Traffic Impact Analysis (TIA),
prepared by Heath & Associates, dated February 19, 2025 (Exhibit 10). The
report analyzes anticipated vehicle trip generation, trip distribution, and
impacts on the surrounding transportation network. The site is currently
developed as an existing auto service facility and is proposed to expand with a
14,417 sq. ft. service shop addition and a 1,216 sq. ft. drive-through addition.
The subject site fronts SW 12th St, Seneca Ave SW, and Lind Ave SW. The site
also abuts I-405. As the project proposes more than $175,000 in exterior
improvements, full frontage improvements are required per RMC 4-6-060. The
applicant has requested a modification from the street standards in order to
retain the existing overhead utility lines fronting the site within the Seneca Ave
SW and SW 12th St ROWs.
SW 12th St is classified as a Commercial Access Street. Existing conditions
include a 36-foot (36’) wide paved section with sidewalks, planter strips, and
curbs on both sides. The site lies within the Auto Mall Improvement Plan area,
which calls for a 24-foot (24’) paved roadway, a one-half-foot (0.5’) wide curb,
and five-foot (5’) wide sidewalk. Staff has reviewed the existing improvements
and determined they meet the applicable standards. No additional dedication
or road widening, is required, pending final survey. The existing ADA ramp at the
southeast corner of the SW 12th St/Seneca Ave SW intersection may need to be
upgraded to current standards, including upgrades to receiving ramps on the
southwest and northeast corners (Exhibit 16). Further analysis would occur at
the time of Civil Construction Permit application review.
Seneca Ave SW is also classified as a Commercial Access Street. The existing
improvements include a 26-foot (26’) paved width, sidewalk, planter strip, and
curb on the project side. As with SW 12th St, the site is located within the Auto
Mall Improvement Plan area. Staff finds that the current frontage improvements
along Seneca Ave SW meet the applicable standards, and no further dedication
is required, pending final survey. ADA upgrades to driveways and sidewalk
obstructions (e.g., utility poles) would be required.
Lind Ave SW is classified as a four-lane Minor Arterial. The subject property
abuts the I-405 bridge structure at this location, and the frontage is
characterized by steep embankments. The applicant submitted a frontage
improvement waiver, per RMC 4-9-250, requesting relief from constructing
frontage improvements due to topographic constraints and the location of the
bridge structure (Exhibit 15). City staff supports the waiver, as improvements at
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this location would require structural modification to the existing WSDOT bridge
and are not feasible within the scope of this project. Further evaluation would
occur at the time of Site Plan review.
Primary access to the site would remain via four (4) existing driveways: two (2)
off of Seneca Ave SW and two (2) off of SW 12th St. No changes are proposed to
the existing driveway configuration. The TIA estimates that the proposed
development would generate 413 net new average daily trips. Of these, 27 new
trips would occur during both the AM and PM peak hours (AM: 20 in, 7 out; PM:
10 in, 17 out), based on rates from the Institute of Transportation Engineers (ITE)
Trip Generation Manual, 11th Edition (Land Use Code 840 – Auto Sales).
The TIA evaluated the impact of the proposed development on nearby
intersections and concluded that the additional vehicle trips would not result in
a decrease in the level of service (LOS) below City standards. Staff concurs with
the analysis and findings, and therefore no off-site mitigation measures are
recommended beyond payment of the applicable transportation impact fees
and completion of required frontage improvements.
The development may be subject to transportation impact fees in accordance
with RMC 4-6-090. The 2025 transportation impact fee is $8,031.94 per net new
PM peak hour person-trip. The exact fee amount will be calculated and
assessed at the time of Building Permit issuance, based on the most current
rates.
Based on the transportation concurrency test review (Exhibit 14), the City’s
adopted Transportation Plan, and the proposed payment of impact fees and
required frontage improvements, the project is anticipated to comply with the
City’s level of service and concurrency standards.
N/A a. Phasing: The applicant is not requesting any additional phasing.
b. Stormwater: Providing optimal locations of stormwater infiltrating low
impact development facilities. Avoiding placement of buildings or impervious
areas on soils with infiltration capability to the maximum extent practicable.
Staff Comment: The applicant has proposed a Stormfilter bio-retention cell that
would provide a consistent discharge of water off the site and represent a
significant improvement over the existing system with respect to water quality.
20. Conditional Use Analysis: Small vehicle repair is a permitted use in the CA zone with an
approved Conditional Use Permit and subject to condition #2 that states all operations shall be
conducted entirely within an enclosed structure, and;
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.
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.
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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. Additionally, in the CN or CV Zone, this use shall be
associated with a gas station.
The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030D.
Therefore, staff recommends approval of the requested Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
Compliant if
conditions of
approval
under FOF
16, Zoning
Development
Standard
Compliance
is met
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 FOFs 15 and 16 for Comprehensive Plan Compliance
and Zoning Standard 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 subject properties are located within the Commercial
Arterial (CA) zone and the Auto Mall A Overlay district, an area specifically
designated to concentrate auto-oriented uses and minimize impacts on
residential or pedestrian-oriented commercial development. The proposed
small vehicle repair use, as an expansion to the existing vehicle service and
repair use, is consistent with the intent and purpose of the Auto Mall Area A
Overlay and the underlying zoning designation. This portion of the Auto Mall
already accommodates a number of existing vehicle sales and repair uses,
and the concentration of similar uses in this area is anticipated and supported
by adopted City plans and policies, including the Auto Mall Improvement Plan.
Therefore, the location is suited to accommodate the proposed repair use
without resulting in an inappropriate overconcentration beyond what is
already contemplated for the district.
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 location of the proposed small vehicle repair use
expansion is within a highly developed, automobile-oriented area. The
surrounding uses are predominantly auto-centric in nature, including both
small and large vehicle sales and repair, and thus, the adjacent properties
would not be negatively impacted by the proposed use. All vehicle repair work
would occur inside of the existing building and/or new addition.
d. Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
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Staff Comment: See FOF 20.b and 20.c, under Conditional Use Analysis,
above for analysis related to compatibility.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant has proposed a total of 59 parking spaces. Per
the parking ratio requirements in RMC 4-4-080 Parking Standards, the
applicant is required to provide a minimum of 78 total spaces on the site. The
applicant has proposed 59 total spaces or 25% fewer than the total number
required by code. See FOF 16: Zoning Development Standards Compliance,
Parking for analysis. On-site parking would provide adequate parking for the
proposed uses.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians
and shall mitigate potential effects on the surrounding area.
Staff Comment: The proposed service shop and drive-through additions on
the south and west sides of the site are designed with a one-way service drive
(south to north) that promotes safe and efficient vehicle circulation. Customer
vehicles would enter through roll-up doors on the south façade of the drive-
through, exit through a separate roll-up door on the north façade, and be
moved by staff to existing and new service bays located on the southside of
the new addition. This configuration separates vehicle entry and exit points,
reduces congestion, and limits the potential for pedestrian/vehicular conflicts
near the main customer entrances. By orienting service access points away
from customer parking and the main ingress/egress driveways along SW 12ᵗʰ
St and Seneca Ave SW, the design reduces potential traffic conflicts within the
site.
Overall, both additions have been designed to direct service traffic to the
periphery of the site, maintain separation between customer and service
circulation, and provide adequate on-site maneuvering space. Combined with
the existing four (4) driveway access points across both sites, the circulation
plan ensures safe movement for vehicles and pedestrians while mitigating
potential traffic impacts on the surrounding public right-of-way.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the
proposed use shall be evaluated and mitigated.
Staff Comment: Noise and light impacts are not of significant concern in the
immediate area due to the industrial nature of the existing development
pattern. Highway noise from I-405 to the south of the project site would be
greater during most hours of the day than any noises generated by the small
vehicle repair use. In addition, industrial-style security lighting is present on
the surrounding sites adjacent to the proposed use and lighting included as
part of the new use is not anticipated to generate significant impacts on the
surrounding neighborhood area. No residential uses are located in the vicinity
of the project and all surrounding uses are auto-centric in nature.
h. Landscaping: Landscaping shall be provided in all areas not occupied by
buildings, paving, or critical areas. Additional landscaping may be
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required to buffer adjacent properties from potentially adverse effects of
the proposed use.
Staff Comment: See FOF 17: Auto Mall Area A Overlay District, Landscaping
for analysis.
21. Modification Analysis: The applicant is requesting a modification from RMC 4-6-090, Utility Lines
– Underground Installation, for keeping the sections of existing overhead power and utility
facilities above ground along SW 12th St and Seneca Ave SW. Specifically, the applicant is
proposing the following modification: retain all existing overhead power and utility lines abutting
the development along SW 12th St and Seneca Ave SW. The lines on the south of the site between
the proposed building and I-405 would be undergrounded per code. The proposal is compliant
with the following modification criteria, pursuant to RMC 4-9-250D. Therefore, staff is
recommending approval of the requested modification subject to conditions as noted below:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives
of the Comprehensive Plan Land Use Element and the Community Design
Element and the proposed modification is the minimum adjustment
necessary to implement these policies and objectives.
Staff Comment: The Comprehensive Plan’s Land Use Element Goal LU-B is to
“Continue to build Renton’s Regional Growth Center consistent with VISION
2040 to provide compact, pedestrian-oriented, mixed-use development to
meet the demands of population and employment growth, while reducing the
transportation-related and environmental impacts of growth.”
Staff concurs the proposed Street Modification implements the policy direction
of the Comprehensive Plan and is the minimum adjustment necessary.
Community design aspects of the Comprehensive Plan address walkable
neighborhoods, safety, and shared uses. The intent of the policies 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. Staff agrees that the proposal and recommended conditions
achieve the policy goals and that the proposal is compliant with the criteria. See
comments and analysis under criterion ‘b’.
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 proposed modification
provides a functional street that is safe for pedestrians. The applicant contends
that undergrounding the utility lines at the project location provides a negligible
benefit when compared to the high cost of construction and the impacts to
neighboring properties. Staff notes that along the entire project frontage are
existing utility poles that contain electrical transmission lines more than 55 kv,
electrical distribution lines less than 55 kv, and telecommunication lines in
addition to utility poles that only contain distribution and telecommunication
lines. RMC 4-6-090D.1.c exempts the transmission systems, including poles
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and wires, from being relocated underground. Therefore, the transmission
systems should remain in place while all distribution lines, telecom lines and
any utility poles supporting only these utilities, would be subject to relocation.
As noted in FOF 1, an application was determined complete on June 4, 2025
(Exhibit 3). This application was to retain overhead utilities along the existing SW
12th St and Seneca Ave SW frontages while undergrounding those utilities along
the south side of the site. The applicant’s justification is based on three (3)
considerations.
Preservation of Existing Frontages: The applicant notes that both SW 12th St
and Seneca Ave SW frontages already comply with the Auto Mall Improvement
Plan standards, including existing sidewalks, curbs, planter strips, and mature
street trees. They contend that requiring undergrounding would necessitate
removal of these established improvements, creating unnecessary
environmental impacts and degrading the quality of the existing streetscape,
while not being otherwise triggered under RMC 4-6-060.
Proportionality and Cost: The applicant further contends that the cost of
undergrounding is prohibitive to the point of making the project infeasible and
potentially forcing relocation of the dealership. They also argue that because
power poles and connections extend off-site, the work would require
improvements beyond their property frontage, which the applicant believe does
not meet proportionality requirements under the City’s code.
Limited Public Benefit: The applicant asserts that undergrounding along their
frontage would not eliminate overhead lines in the corridor, as many poles and
off-site connections would remain to serve neighboring businesses. They
indicate that new poles would likely need to be installed on adjoining properties
to support existing off-site power, negating any aesthetic benefit. In their view,
the work would impose substantial costs, create construction impacts for
neighboring businesses, and increase long-term maintenance burdens without
providing meaningful benefit to the public or adjacent properties.
Staff, therefore, concurs that the relocation of existing overhead utilities
underground along the entire project frontage on SW 12th St is not the most
suitable solution for the development based on the limited public benefit when
compared to the total cost. Staff concurs the proposed Street Modification
request achieves these standards as follows:
• Safety: The proposed modification does not have a negative impact on the
street safety.
• Function/Appearance: The proposed modification provides for a functional
walkway. While overhead utility lines would not be removed, the building
services would be installed underground thus providing an element of
declutter as intended by policy.
• Environmental Protection: The proposed modification results in a
decreased disturbance within the right of way, thus the environmental
hazard potential associated with road improvement construction is
lessened.
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• Maintainability: The proposal does not alter the level of maintenance
requirements by the City.
c. Will not create substantial adverse impacts to other property(ies) in the
vicinity.
Staff Comment: Staff has not identified adverse impacts to other properties
from the requested modification. See also comments under criterion ‘b’.
d. Conforms to the intent and purpose of the Code.
Staff Comment: Staff concurs the proposed modification meets the intent and
purposes of the Code. See also comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation
intended.
Staff Comment: Staff concurs that the modification is justified given that it
provides a safe and functional pedestrian experience. See also 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
5 and 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 6 and FOF 16.
3. The proposal complies with the Auto Mall Area A Overlay District standards provided the
applicant complies with City Code and conditions of approval, see FOF 6 and FOF 17.
4. The proposal complies with the Critical Areas regulations provided the applicant complies with
City Code and conditions of approval, see FOF 18.
5. The proposed Site Plan complies with the Site Plan Review criteria as established by City Code
and state law provided all advisory notes and conditions are complied with, see FOF 19.
6. The proposed Conditional Use Permit complies with the Conditional Use criteria as established
by City Code provided all advisory notes and conditions are complied with, see FOF 20.
7. The proposed Street Modification complies with the Modification criteria as established by City
Code provided all advisory notes and conditions are complied with, see FOF 21.
8. There are adequate public services and facilities to accommodate the proposal, see FOF 19 and
FOF 21.
9. Key features which are integral to this project include the retention of the existing perimeter trees
on the north and west sides of the site, the orientation of the new roll-up doors to the south facing
I-405, and the floor to ceiling glazing on the west façade of the drive-through addition.
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J. DECISION:
The Walker's Renton Subaru Service Department Expansion Site Plan Review, Conditional Use Permit,
and Modification, File No. LUA25-000171, ECF, CU-A, SA-A, MOD, as depicted in Exhibit 3, is approved
and is subject to the following conditions:
1. The applicant shall comply with the three (3) mitigation measures included as part of the
Determination of Non-Significance - Mitigated (DNS-M) issued by the Renton Environmental
Review Committee on July 7, 2025.
a) The project construction shall comply with the recommendations found in the
Geotechnical Engineering Report, prepared by Migizi Group and dated December 11,
2024, or future addenda.
b) The applicant’s geotechnical engineer shall review the final Construction and Building
Permit plans to verify consistency with the report recommendations. A stamped letter
shall be provided to the City confirming that the plans meet the intent of the geotechnical
recommendations.
c) The applicant shall sample soil for arsenic and lead following the 2019 Tacoma Smelter
Plume Guidance. If lead or arsenic are found at concentrations above the Model Toxics
Control Act (MTCA) cleanup level, construction workers and employees on-site shall be
notified of their occurrence.
2. The applicant shall submit a revised Site Plan with the Building Permit application that identifies
one (1) or more refuse and recyclables enclosures compliant with the size requirements in RMC
4-4-090E.3 or obtain Modification approval to reduce the minimum size requirement. The refuse
and recycling enclosure(s) shall be sized based on the combined square footage of both
dealerships to ensure adequate space is provided. The revised Site Plan or Modification shall be
reviewed and approved by the Current Planning Project Manager prior to Building Permit approval.
3. The applicant shall provide detailed plans for a minimum of six (6) bicycle parking spaces meeting
the standards of RMC 4-4-080F.11. The design, specifications, and placement of the bicycle
parking spaces shall be submitted for review and approval by the Current Planning Project
Manager prior to Civil Construction Permit issuance.
4. The applicant shall submit a revised Landscape Plan identifying on-site landscaping that totals a
minimum of two and one-half percent (2.5%) of the site area. The revised Landscape Plan shall
be reviewed and approved by the Current Planning Project Manager prior to Civil Construction
Permit issuance.
5. The applicant shall submit a lighting plan that demonstrates compliance with Renton Municipal
Code and provide enough light for safety but does not provide excessive light across the site that
would impact adjacent properties at the time of Construction Permit review.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matt Herrera, Planning Director Date
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TRANSMITTED on September 12, 2025 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Dale Walker
D&C Investments, LLC
3400 E Valley Rd
Renton, WA 98057
John Manuel
HHJ Architects, PLLC
601 St Helens Ave
Tacoma, WA 98402
TRANSMITTED on September 12, 2025 to the Parties of Record:
Department of Ecology
Attn: Kelli Price
PO Box 330316
Shoreline, WA 98133
Duwamish Tribe
4705 W Marginal Way SW
Seattle, WA 98106
TRANSMITTED on September 8, 2025 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering Director
Clark Close, Current Planning Manager
Nathan Janders, Development Engineering 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 26, 2025. 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 decision 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
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readily discoverable prior to the original decision is found or if he finds there was misrepresentation of
fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend
the original decision, there will be no further extension of the appeal period. Any person wishing to take
further action must file a formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and
this permits all interested parties to know the contents of the communication and would allow them to
openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the
appeal by the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Walker's Renton Subaru Service Department
Expansion
Land Use File Number:
LUA25-000171, ECF, CU-A, SA-A, MOD
Date of Report
September 12, 2025
Staff Contact
Alex Morganroth
Principal Planner
Project
Contact/Applicant
John Manuel, HHJ
Architects, PLLC, 601
St Helens Ave,
Tacoma, WA 98402
Project Location
519 SW 12th St,
Renton, WA 98057
(APN 3340404265)
The following exhibits are included with the Administrative report:
Exhibits 1-16: As shown in the Environmental Review Committee (ERC) Report
Exhibit 17: Environmental “SEPA” Determination, dated July 21, 2025
Exhibit 18: Administrative Report and Decision
Exhibit 19: Resolution No. 3457: Auto Mall Improvement Plan
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